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What is an N4 Notice?
An N4 is a "Notice to End a Tenancy Early for Non-payment of Rent." It is the first formal step a landlord must take when a tenant has failed to pay rent in full and on time. Serving an N4 does not immediately end the tenancy — it gives the tenant an opportunity to pay the outstanding amount and avoid eviction.
The N4 is governed by the Residential Tenancies Act, 2006 (RTA) and the process is administered by the Landlord and Tenant Board (LTB). Getting it right matters: a procedurally defective N4 will be dismissed, and you'll need to start the process over.
Key point: The N4 is a notice, not an eviction order. The tenant can void the N4 entirely by paying the full amount owed before the termination date. If they pay, the N4 is dead and you cannot proceed to an L1 application on that notice.
When Can You Serve an N4?
You can serve an N4 the day after rent was due and not received. There is no minimum amount owed and no mandatory waiting period before you can serve it — even $1 of unpaid rent technically entitles you to file an N4.
That said, most landlords wait a few days to allow for payment delays (banking holidays, e-transfer delays, etc.) before serving. This is practical but not a legal requirement. The decision is yours.
Partial payment: If a tenant pays some but not all of the rent, you can still serve an N4 for the unpaid balance. Use the actual amount outstanding — not the full month's rent.
How to Calculate the Amount Owed
The N4 requires you to state the exact amount of rent owed. This must be accurate — overstating or understating the amount can make the notice defective.
| Situation | What to Enter |
|---|---|
| One month unpaid | The full monthly rent amount for that period |
| Partial month (tenant moved in mid-month) | Pro-rated daily amount × days unpaid |
| Multiple months unpaid | Total of all outstanding amounts; list each period separately on the form |
| Partial payment received | Monthly rent minus amount received = outstanding balance |
| NSF cheque | Include the NSF fee if your lease allows it; confirm with LTB guidelines |
Do not include: Late fees, utility charges, damage claims, or any other amount that is not rent as defined in the lease. The N4 is strictly for unpaid rent. Adding non-rent amounts makes the notice invalid.
How to Properly Serve the N4
The N4 form itself is available from the LTB website (tribunalsontario.ca). You must use the official LTB form — a landlord-created document is not acceptable.
On the form you will need to provide:
- The full legal name(s) of all tenants listed on the lease
- The full address of the rental unit
- The total amount of rent owed, broken down by period
- The termination date (calculated based on the tenancy type — see below)
Calculating the Termination Date
The termination date on the N4 must give the tenant enough time to pay. The required notice periods are:
| Tenancy Type | Minimum Notice Period |
|---|---|
| Weekly tenancy | 7 days from the date the notice is served |
| Daily or other periodic tenancy | 7 days from the date the notice is served |
| Monthly tenancy (most common) | 14 days from the date the notice is served |
For most Ontario landlords dealing with monthly tenancies, the termination date must be at least 14 days after the date you serve the notice. The termination date does not have to fall on the last day of a rental period.
Accepted Service Methods
How you deliver the N4 matters as much as what's on it. The LTB has specific rules about acceptable service methods. Using an unapproved method — or failing to document an approved one — can make your application unenforceable.
| Method | Rules | Deemed Served |
|---|---|---|
| Hand delivery to tenant | Give directly to the tenant in person | Same day |
| Mail to the unit | Send to the rental unit address by regular mail | 5 days after mailing |
| Leaving at unit | Leave in a mailbox, mail slot, or under the door | Same day |
| Only if tenant has agreed in writing to receive notices by email | Same day | |
| Courier | Delivered to unit by courier service | Same day as delivery |
Email service: You can only serve by email if the tenant has explicitly agreed to this method — typically in writing in the lease or a separate agreement. "They always respond to my emails" is not sufficient consent. If you can't prove they agreed, don't use email.
Document Everything
Keep a record of how and when you served the N4. If the tenant disputes receipt, your documentation is the evidence. Take a photo of the notice in the mailbox, keep the tracking number if you used mail, or note the date and time you handed it over in person. The LTB will ask.
The Waiting Period
After serving the N4, you must wait for the termination date to pass before you can take any further action. During this period the tenant has three options:
- Pay the full amount owed — this voids the N4 entirely. You cannot proceed. If rent becomes unpaid again in the future, you must serve a fresh N4.
- Pay nothing — after the termination date passes, you can file an L1 Application to Evict for Non-payment of Rent with the LTB.
- Move out — the tenancy ends on the termination date.
Important: If the tenant pays you after the termination date but before you file the L1, you must decide whether to accept the payment. Accepting it generally means you cannot proceed with the L1 on that N4. Keep records of all payment interactions.
What Happens After the N4
If the tenant has not paid and has not vacated by the termination date, your next step is to file an L1 Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes with the LTB.
The L1 can be filed online through the LTB's Tribunals Ontario Portal. You will need:
- A copy of the N4 you served
- Documentation of how and when the N4 was served
- A rent ledger showing the amounts owed (dates and amounts)
- The LTB filing fee (check current fee schedule at tribunalsontario.ca)
Once the L1 is filed, the LTB will schedule a hearing. At the hearing, you'll present your N4, proof of service, and your rent ledger. If everything was done correctly, the Board will typically issue an order for payment and, if the tenant doesn't pay, an eviction order.
Common Mistakes That Void Your Application
These are the errors the LTB sees most frequently — and that result in applications being dismissed or adjourned at hearing.
- Wrong termination date. Giving less than 14 days notice for a monthly tenancy is the single most common error. Always count forward from the service date, not from the date the form is filled out.
- Incorrect amount on the form. If the amount on the N4 is different from the amount claimed in the L1, the LTB will question it. Keep your rent ledger updated and make sure the numbers are consistent throughout.
- Including non-rent charges. Late fees, parking charges billed separately, or utility arrears are not "rent" under the RTA unless specifically structured as such in the lease. Including them inflates the figure and can make the notice defective.
- Using an unofficial form. The LTB requires its own official forms. A word-processed letter, even if it contains all the right information, is not an N4.
- Missing tenant names. All adults named on the lease must be named on the N4. Serving only one tenant on a joint tenancy can create procedural problems.
- No proof of service. If the tenant claims they never received the N4 and you have no documentation, the LTB may dismiss the application or adjourn to resolve the service issue — costing you time and additional fees.
- Accepting rent after filing. If you file the L1 and then accept the full rent owed, the application is usually considered resolved. Accepting partial payment is more complex — get advice before doing so once the L1 is filed.
The practical takeaway: Most N4 errors are preventable with a checklist. Before serving: verify the tenant names match the lease, calculate the exact amount owed with no extras included, confirm the termination date is at least 14 days out, and decide on your service method before filling out the form so the dates are correct.
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Step-by-step procedures for the N4, N12, and N1 — service requirements, notice periods, timelines, and the mistakes that get applications dismissed. Free download, no credit card required.
Download Free →Summary: N4 Checklist
Before you serve an N4, confirm each of the following:
- You are using the official LTB N4 form (not a custom document)
- All tenant names on the form match the lease exactly
- The amount owed is rent only — no fees, utilities, or damage claims
- The amount has been verified against your rent ledger
- The termination date is at least 14 days from the service date (monthly tenancy)
- You have chosen an approved service method
- You will document the service (photo, tracking number, or written note)
- You have not included any partial payments the tenant has already made
This article is for informational purposes only and does not constitute legal advice. Ontario tenancy law is regularly updated by the LTB and through legislation. For your specific situation, consult a licensed paralegal or lawyer familiar with Ontario residential tenancy law.