How to Handle an Eviction Notice: A Guide for Tenants

Receiving an eviction notice can be overwhelming and stressful. You might feel uncertain about your rights, what steps to take, or if you even have options to fight it. The good news? You do have rights, and you don’t have to leave immediately.

In this guide, we’ll break down what an eviction notice really means, how to respond, and what you can do to protect yourself if you’re facing eviction in Ontario.

Step 1: Don’t Panic—Understand the Eviction Process

In Ontario, evictions must follow the legal process outlined in the Residential Tenancies Act (RTA). Your landlord cannot just tell you to leave or change the locks overnight.

A valid eviction starts with a written notice, usually an N4 (Notice to End a Tenancy) or another official form. This is not a court order—it’s simply your landlord stating that they intend to evict you for a specific reason.

Important: You don’t have to leave just because you received a notice. The eviction must be reviewed by the Landlord and Tenant Board (LTB), and you have the right to dispute it.

Step 2: Know Why You’re Being Evicted

There are only a few legal reasons a landlord can evict a tenant in Ontario. Here are the most common ones:

✅ Non-Payment of Rent (N4 Notice)

If you missed a rent payment, your landlord can issue an N4 Notice, giving you 14 days to pay the full amount. If you pay within this time, the eviction process stops.

🔹 What to do: Pay the rent as soon as possible. If you can’t, try negotiating a payment plan with your landlord.

✅ Landlord Needs the Unit for Themselves (N12 Notice)

Your landlord can only evict you if they or an immediate family member (parent, spouse, child) is moving in.

🔹 What to do: Check if the eviction is legitimate. Some landlords misuse this rule to get rid of tenants. If you suspect bad faith, you can challenge the eviction at the LTB.

✅ Renovations or Demolition (N13 Notice)

Your landlord can ask you to leave if major renovations require the unit to be vacant. However, in many cases, they must offer you the right to return once the renovations are complete.

🔹 What to do: Ask for details. If it’s a large renovation, check if you’re entitled to move back in once the work is done.

✅ Serious Lease Violations (N5 or N6 Notice)

If your landlord claims you’ve damaged property, caused excessive noise, or engaged in illegal activity, they can serve you a notice.

🔹 What to do: If the claim is false, gather evidence—witnesses, texts, emails—to dispute the eviction.

❌ Illegal Evictions

Your landlord cannot evict you for personal reasons, such as:

🚫 Wanting to raise the rent for a new tenant
🚫 Disliking you or your lifestyle
🚫 Retaliating because you filed a complaint

If your eviction notice seems suspicious, you have the right to fight it.

Step 3: Responding to an Eviction Notice

Once you receive a notice, here’s what to do next:

1. Check the Notice for Errors

Landlords make mistakes all the time. Check if your notice has the correct dates, amounts, and legal grounds for eviction. Even small errors could invalidate it.

2. Communicate with Your Landlord

If the issue is non-payment of rent, try negotiating a payment plan. Many landlords prefer working things out over going to court.

3. Know Your Rights & Seek Help

The Landlord and Tenant Board (LTB) oversees evictions. If you believe the eviction is unfair, you can dispute it at a hearing.

💡 Free resources:
✔ Legal Aid Ontario – Free legal support for low-income tenants
✔ Tenant Duty Counsel – Lawyers available at the LTB for advice
✔ Community Legal Clinics – Local support for housing issues

4. Attend the LTB Hearing (If Necessary)

If your landlord proceeds with eviction, they must file an application with the LTB and a hearing will be scheduled.

🔹 What happens at the hearing?

• You can present your side of the story.
• The landlord must provide evidence for the eviction.
• If you prove the eviction is unjustified, the Board can dismiss it.
• If the Board rules in favor of the landlord, you’ll be given a deadline to move out.

Step 4: If You Have to Move, Know Your Options

If the eviction is valid and you have to leave, here are your next steps:

✔ Ask for more time – If you need extra time to find housing, you may be able to negotiate a move-out date with your landlord.
✔ Apply for financial assistance – Some programs help tenants relocate if they’re forced out due to renovations or other circumstances.
✔ Know your rights on moving costs – In certain cases (like evictions due to renovations), your landlord must compensate you with a moving allowance.

Final Thoughts: You Have More Control Than You Think

An eviction notice doesn’t mean you have to leave right away—or at all. Ontario has strict rules to protect tenants, and many evictions are invalid or negotiable.

If you’ve received an eviction notice, stay calm, know your rights, and get legal advice before making any decisions.

Need help with an eviction? Contact Carson Frankum for expert legal support.

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