N4 Notice for Non-Payment of Rent: What Ontario Tenants Need to Know

Receiving an N4 notice is alarming — but it is not an eviction order. The N4 notice for non-payment of rent in Ontario is the first step in a process that gives tenants a real opportunity to catch up on arrears and stay in their home. Understanding what the notice means, what your deadline is, and what happens next can make the difference between keeping your tenancy and losing it.

This guide explains how the N4 works, what you can do after receiving one, and how the Landlord and Tenant Board (LTB) approaches non-payment cases. As with all LTB matters, deadlines and procedures can change — verify current rules directly with the Board or a licensed Ontario lawyer before acting.

What Is an N4 Notice?

An N4 is a formal written notice a landlord must serve before applying to the LTB to evict a tenant for not paying rent. It is sometimes called a "pay or quit" notice. The form sets out:

• The amount of rent the landlord claims is unpaid
• The rental period or periods covered
• A termination date (the deadline by which the tenant must pay or the notice takes effect)

The N4 can only be used for unpaid rent. A landlord cannot use it to recover costs for damages, utilities (unless those charges are part of the base rent written into the lease), or other fees. Only base rent as defined in the tenancy agreement counts for N4 purposes.

What Triggers an N4?

A landlord can serve an N4 as soon as rent is even one day late. There is no grace period required by law. In practice, many landlords wait a few days before serving the form, but they are not required to.

The Voiding Period: Your Right to Pay and Stay

The most important thing to know about the N4 is that tenants have the right to void it by paying the full amount owed — plus any rent that comes due before the payment is made — before the termination date shown on the form.

As of writing, the voiding period is:

• 14 days after the notice is served, if rent is paid monthly, bi-monthly, or annually
• 7 days after the notice is served, if rent is paid weekly or daily

Verify the current voiding window with the LTB, as rules can change.

If you pay the full amount owing within the voiding period, the N4 is void and the landlord cannot proceed with an application to the Board based on that notice. You do not need to move out. This right to void can be exercised once in any twelve-month period — if you void an N4 and fall into arrears again within the same twelve months, a second N4 cannot be voided.

What Happens If You Don't Pay: The L1 Application

If the tenant does not pay within the voiding period, the landlord may file an L1 application with the LTB — an application to evict a tenant for non-payment of rent and to collect rent arrears. The landlord cannot evict you simply by serving the N4. Only the Board can issue an eviction order.

Once the landlord files an L1, the Board will schedule a hearing and send both parties a Notice of Hearing. Do not ignore this notice. Failing to attend a hearing can result in an order being made against you without your side being heard.

What to Do Before the Hearing

• Gather all evidence of payments you have made (bank records, e-transfer confirmations, receipts)
• Calculate whether the amount claimed on the N4 is accurate
• Consider whether there are any maintenance issues or outstanding repair obligations that might be relevant (a separate application — the T6 — may be appropriate)
• Contact a legal clinic or a lawyer for advice before the hearing date

At the LTB Hearing

LTB hearings for L1 applications are usually conducted by a Member (adjudicator). Both the landlord and tenant can present evidence and make submissions. The hearing is less formal than a court but is still a legal proceeding.

The Board will typically consider:

• The amount of rent actually owed
• Any payments made after the L1 was filed
• Whether the tenant has a history of late payment
• The tenant's circumstances and ability to pay

Payment Plans

If you cannot pay the full arrears at once, you can ask the Board to order a payment plan. The Member has discretion to set out a schedule that allows you to pay the outstanding rent over time while staying in the unit. If you propose a payment plan, come to the hearing with a realistic proposal and evidence supporting your ability to make the payments.

Relief from Eviction

Even where arrears are proven, the Board has discretion to delay or deny an eviction order if it would be unfair given all the circumstances. This is called "relief from eviction." Factors the Board may consider include the length of the tenancy, the tenant's payment history, the reason for the arrears, and the impact of eviction on the tenant and any children in the household.

Relief from eviction is not guaranteed, but it is a meaningful protection. Tenants who attend their hearing and explain their circumstances are far better positioned than those who do not show up.

N4 vs. Eviction Order: A Key Distinction

The N4 is a notice — it starts the clock but it does not end your tenancy. Only a formal eviction order issued by the LTB can legally require you to leave. Until an order is made and its enforcement date passes, you have the right to remain in your home.

Even after an eviction order is issued, enforcement must go through the Sheriff's office (Court Enforcement). A landlord who changes locks, removes your belongings, or shuts off utilities without a Sheriff-enforced order is engaging in an illegal lockout, which is itself a serious LTB matter.

What Counts as "Rent"?

For N4 purposes, only the base rent set out in the tenancy agreement counts. Landlords sometimes try to include:

• Utility charges billed separately from rent
• Parking charges (if not part of the base rent)
• Pet deposits or fees
• Late payment fees

None of these can form the basis of an N4 unless they are explicitly part of the rent defined in the lease. If an N4 includes amounts that are not base rent, it may be defective and challengeable at the hearing.

Frequently asked questions