Evicting a Tenant Who Won't Leave After an LTB Order in Ontario

You went through the LTB process and obtained an eviction order, but the tenant is still in the unit. It is frustrating, and it is also the point where landlords are most tempted to act on their own.

This article explains who enforces an order, what can still change the outcome, and how to prepare. The practical steps at the enforcement office, including its forms, fees and scheduling, are worth confirming with the office or a lawyer.

An order does not let you remove the tenant yourself

A notice to end a tenancy does not end it by itself. If the tenant stays, the landlord must apply to the LTB, and only the Sheriff can enforce an eviction order. A landlord cannot remove the tenant or change the locks.

• Do not remove the tenant or change the locks yourself; only the Sheriff can enforce an eviction order.
• Do not rely on the tenant's verbal promise to leave by a certain date.
• Do ask the Sheriff's enforcement office how to file your order and what it requires.

A T2 illegal lockout is treated as an urgent matter, with published scheduling in about 5-6 weeks, which shows how seriously the system treats self-help.

Things that can still change the outcome

Payment can still matter in an arrears case, but the timing is important. If the tenant pays the arrears, any further rent due and the landlord's application fee before the eviction order issues, the application is discontinued. After the order becomes enforceable but before it is carried out, the tenant may pay and bring a motion, but only once per tenancy agreement period.

The hearing itself also matters. At an arrears hearing the tenant may raise any issue that could be the subject of a tenant application. For landlord applications filed on or after September 21, 2026, the tenant must first pay the landlord half of the claimed arrears at least seven days before the hearing.

If your order is based on a notice other than an N4, note the filing deadline. Most other eviction applications must be filed no later than 30 days after the termination date in the notice, while the LTB says there is no deadline to file after an N4.

Timelines you can plan around

These are LTB figures from a page that may be out of date, so check the current timelines. The time the Sheriff takes after you file depends on the local office and its workload, so ask the office directly.

Filing and forms

L1, L2, L3, L4, L9 and L10 applications can be completed and filed through the Tribunals Ontario Portal. The published fee for L1, L2, L3, L9 and L10 is $201, or $186 through the Portal. The N5, N6, N8, N12, N13, L1, L2, L9, L10 and T5 forms were replaced on September 21, 2026, and previous versions will not be accepted as of November 30, 2026.

If you are filing at the enforcement office, bring a copy of the order and check the details on it carefully before you go. How the office handles filing is worth confirming with the office directly. Ask the office what else it needs.

What to do next

• Check the order for the tenant's name, the address and any conditions, and keep several copies.
• Contact the Sheriff's enforcement office to confirm how to file the order, its fees and how scheduling works.
• Keep a record of any payments the tenant makes after the order, since payment can affect the case.
• Do not remove the tenant or change the locks yourself.
• Speak to a lawyer if the tenant brings a motion, or if something in the order looks wrong.

Frequently asked questions