Landlord notices
Ontario landlord notices, with the dates worked out
Pick the notice and see when it counts as given and the earliest date it can end the tenancy. Then have the lawyer we work with prepare and serve it properly.
- The September 21, 2026 changes
- N4, N5, N8, N12, N13 and more
- Prepared by a lawyer
Pick a notice
Which notice, and when?
Choose the notice and how it will be given; the dates are worked out with the rules behind them.
Have our lawyer prepare it
Notices are prepared and served by a licensed lawyer we work with. We pass on your details and keep you posted. You get a price before anything is prepared.
Thanks, we have your request.
We'll be in touch as soon as we can. Our lawyer reviews the facts, quotes before anything is prepared, and prepares and serves the notice once you say yes.
General information from Ontario’s published rules, including the changes of September 21, 2026. It isn’t legal advice, and it doesn’t prepare or serve a notice: the lawyer checks every date first.
How it works
From the right form to a notice that holds up.
Step 1
Pick the notice
N4 for unpaid rent, N12 when you or your family will move in, N5 for damage or disturbance, and the others.
Step 2
See the dates
When it counts as given and the earliest termination date, worked out step by step.
Step 3
Ask for it
Send the request. The lawyer we work with checks the facts and prepares the notice.
Step 4
Served properly
It is served the right way, and you know what happens next.
Since September 21, 2026
What changed for landlords.
Changes to the Residential Tenancies Act took effect on September 21, 2026, and the dates on this page follow them.
Unpaid rent
An N4 gives 7 days
For notices given from September 21, 2026. It used to be 14 for rent paid by the month.
Tribunals Ontario · source
Own use
No N12 compensation with 120 days’ notice
When the notice gives at least 120 days, the month’s rent in compensation is no longer owed. An N12 for a buyer still owes it.
Tribunals Ontario · source
Late payment
Persistent late payment, defined
Rent paid more than 7 days late at least 3 times in 6 months.
Tribunals Ontario · source
Hearings
Half the arrears to raise other issues
For applications filed from September 21, 2026, a tenant who wants to raise other issues at an arrears hearing first pays half of the arrears claimed.
Tribunals Ontario · source
Forms
Old versions refused from November 30
The Board updated the N4, N5, N6, N8, N12, N13 and others. Every notice requested here is prepared on the current version.
Tribunals Ontario · forms
Reviews
15 days to ask for a review
For orders issued from July 1, 2026, a request to review must be made within 15 days.
Tribunals Ontario · checked Oct 14, 2026
Why a lawyer or paralegal prepares it
A notice is legal work.
In Ontario, preparing a notice that ends a tenancy for someone else, filing it with the Landlord and Tenant Board and representing them at a hearing is legal work for licensed lawyers and paralegals. A notice with the wrong date or an old form can mean starting again weeks later. Routine notices, like a rent increase on Form N1, are different: we give those ourselves for the homes we manage.
General information about Ontario’s rules, not legal advice. The lawyer confirms the dates and the form on every notice.
Questions
Notice questions.
Can I give a notice by email?
Only if the tenant agreed in writing to get notices by email. Otherwise: in person, under the door or in the mail slot, by mail (it counts as given five days later) or by courier (the next business day).
What if the tenant pays after an N4?
If the tenant pays everything owing before the termination date, the N4 is void and the tenancy carries on.
What does it cost?
You get the price before anything is prepared. Nothing is charged for working out the dates here.
Can a lawyer go to the Board for me?
Yes. The lawyer we work with can file the application and represent you at the Landlord and Tenant Board. We are property managers, not lawyers, so we don’t.
Does a notice end the tenancy?
Not on its own. If the tenant doesn’t move out or fix the problem, the next step is an application to the Landlord and Tenant Board.
Free rental review
Tired of chasing rent?
With full management we collect the rent, follow up the day it’s late, screen every applicant the same way and work with the lawyer when a notice is needed.
Rental review · Sample
2-bedroom condo, Mississauga
- Rent range: $2,500 to $2,650 a month, from current listings nearby
- First fixes: fresh paint in the living room; replace the bathroom fan
- Your costs: tenant placement, one month’s rent + HST
Every review is written for one home.