The N4 form in Ontario, done right the first time
With LTB hearings taking months, an N4 that gets thrown out on a technicality costs you an entire season of rent. Here's the termination-date math, the deemed-service rules, and the mistakes that void the notice.
1 · Confirm what actually counts as rent arrears
Only rent belongs on an N4 — not NSF fees, damages, or utilities unless the lease defines them as rent. Partial payments reduce the oldest period first. Get the arrears table exactly right; it's the #1 reason L1 applications get dismissed.
2 · Pick a valid termination date
At least 14 days after the tenant is deemed served (7 for weekly/daily tenancies). Serving by mail adds 5 days; courier adds 1. Example: mail it today, and the earliest valid termination date is 19 days out.
3 · Serve it properly and keep proof
Hand delivery, mail, courier, or leaving it in the mailbox all work. Keep a Certificate of Service (LTB form) — you'll need it for the L1 hearing.
4 · Wait out the deadline
If the tenant pays everything owing before the termination date, the N4 is void and the tenancy continues — that's by design; most N4s end in payment, not eviction.
5 · File the L1 if unpaid
The day after the termination date you can file an L1 with the LTB ($186 online, $201 by mail). The N4 must be flawless — the LTB checks it before granting an eviction order.
Download the official form from the Landlord and Tenant Board. This guide is general information about the Residential Tenancies Act, not legal advice — for a live case, talk to a licensed paralegal or lawyer.
N4 FAQ
What is an N4 notice in Ontario?
The N4 (Notice to End a Tenancy Early for Non-payment of Rent) is the official LTB form a landlord serves when a tenant has fallen behind on rent. It gives the tenant a deadline to pay the arrears in full; if they pay, the notice is void and the tenancy continues.
How many days' notice does an N4 require?
The termination date must be at least 14 days after the notice is served for monthly or yearly tenancies, or 7 days for daily or weekly tenancies. If you serve it by mail, add 5 days of deemed service before counting; courier adds 1 day.
What are the most common mistakes that void an N4?
Wrong termination date (counted from the wrong day or missing deemed-service days), incorrect arrears (including charges that aren't rent, like NSF fees or utilities not defined as rent), wrong legal names or address, and unsigned or undated forms. Any of these can get the later L1 application dismissed, costing months.
What happens after the N4 termination date passes?
If the tenant hasn't paid in full, the notice does not evict them by itself. You must file an L1 (Application to Evict a Tenant for Non-payment of Rent) with the LTB — $186 online — and attend a hearing. Only the LTB can order an eviction.
Can the tenant cancel an N4 by paying?
Yes. The N4 is void if the tenant pays all rent owing before the termination date (or before an eviction order becomes enforceable). Track every partial payment — the arrears table on the form must be accurate on the day you serve it.