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How to Properly Fill Out and Deliver an N4 Notice in Ontario

September 4, 2025 5:34 pm

When a tenant fails to pay rent on time, Ontario landlords may serve them with an N4 Notice to End a Tenancy for Non-Payment of Rent. This notice is the first legal step in the eviction process and must be completed and delivered with precision. Errors can delay or even dismiss your case at the Landlord and Tenant Board (LTB).

Step 1: Filling Out the N4 Notice

The N4 must be filled out correctly to remain valid. Landlords should pay careful attention to the following sections:

  1. Tenant Information

  2. Rent Owing

  3. Deadline to Pay or Move

  4. Landlord’s Information

⚠️ Tip: Even a small error—such as miscalculating rent or using the wrong tenant name—can invalidate the notice. Always double-check the details before serving it.

Step 2: Serving (Delivering) the N4 Notice

Proper service is critical. The LTB has strict rules on how notices must be delivered. Acceptable methods include:

What you cannot do: Email, text message, or posting the notice on the tenant’s door.

After service, you must complete a Certificate of Service to prove how and when the notice was delivered. This will be required if you later file an L1 application with the LTB.

Step 3: Tenant Options After Receiving an N4

Once served, tenants have two options:

  1. Pay the full amount of rent owing by the deadline → The N4 becomes void and tenancy continues.

  2. Do not pay → The landlord may proceed to file an L1 Application to Evict a Tenant for Non-Payment of Rent.

What Happens if the N4 Is Not Delivered Properly?

If the N4 is completed or delivered incorrectly, the consequences can be serious at the LTB hearing:

Because the LTB only considers properly served notices, accuracy in both filling out and delivering the N4 is essential.

Final Thoughts

The N4 is a powerful legal tool, but only when it is done right. Landlords must ensure that:

By following these steps carefully, landlords protect their rights and minimize delays in recovering rent or regaining possession of their unit.

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