Ending a tenancy is not as simple as asking a tenant to leave. In Ontario, landlords must follow strict legal procedures under the Residential Tenancies Act (RTA) to terminate a lease for cause. Failure to follow the correct process can result in delays, legal disputes, or even financial penalties.

This guide explains when and how landlords can legally terminate a tenancy for cause, the proper notice to serve, and how to handle disputes.

1. Valid Reasons for Terminating a Tenancy

📌 In Ontario, landlords can only terminate a tenancy for specific legal reasons, known as “for cause” terminations.

✅ Common reasons for eviction include:

• Non-payment of rent – Tenant consistently fails to pay rent on time.
• Damage to the property – Excessive or intentional damage beyond normal wear and tear.
• Illegal activity – Criminal activities, drug use, or operating an illegal business.
• Interfering with other tenants – Noise complaints, harassment, or disruptive behavior.
• Overcrowding or unauthorized occupants – Violating the lease agreement by subletting without permission.

🚨 Landlords CANNOT evict a tenant for personal reasons or because they want a new tenant in the unit.

For more details, check Legal Reasons for Eviction in Ontario.

2. Serving the Correct Termination Notice

📌 Landlords must serve the appropriate notice form based on the reason for termination.

✅ Common eviction notices include:

• Form N4 – Notice to End Tenancy for Non-Payment of Rent (tenant has 14 days to pay or leave).
• Form N5 – Notice to End Tenancy for Interfering with Others, Damage, or Overcrowding (tenant has 7 days to correct the issue).
• Form N6 – Notice for Illegal Acts (tenant must leave within 10 days if proven).
• Form N7 – Notice for Willful Damage or Serious Problems (immediate eviction in 10 days).

🚨 Incorrectly filling out or serving a notice can result in dismissal by the Landlord and Tenant Board (LTB).

For notice forms, check Ontario Landlord Eviction Forms.

3. What Happens After Serving an Eviction Notice?

📌 If the tenant complies, the lease ends without legal proceedings. If not, landlords must escalate the eviction through the LTB.

✅ Possible outcomes after serving a notice:

• Tenant resolves the issue (e.g., pays overdue rent or stops disruptive behavior).
• Tenant moves out voluntarily before the termination date.
• Tenant refuses to leave, requiring the landlord to file an eviction application with the LTB.

🚨 Landlords CANNOT force tenants out without an LTB eviction order. Changing locks or shutting off utilities is illegal.

For legal steps, check How to Legally Evict a Tenant.

4. Filing for Eviction with the Landlord and Tenant Board

📌 If the tenant refuses to leave, the next step is filing an eviction application with the LTB.

✅ Steps to file an eviction:

1. Submit an L1 or L2 application to the LTB (depending on the reason for eviction).
2. Attend a hearing where both parties present evidence.
3. Obtain an eviction order if the LTB rules in the landlord’s favor.
4. Hire a sheriff to enforce the eviction (landlords CANNOT evict tenants themselves).

🚨 Skipping these steps can result in legal action against the landlord.

For more details, check How to Prepare for an LTB Hearing.

5. Handling Tenant Disputes and Delays

📌 Tenants can challenge an eviction notice or request an extension, delaying the process.

✅ Common tenant defenses:

• Claiming the eviction notice was improperly served.
• Arguing the eviction is retaliatory or discriminatory.
• Requesting more time due to hardship.
• Disputing the reason for eviction (e.g., arguing damage was pre-existing).

🚀 If a tenant disputes the eviction, landlords must provide solid evidence (photos, complaints, lease violations).

For guidance, check How to Respond to Tenant Eviction Defenses.

6. Finalizing the Eviction Process Legally

📌 Once the LTB grants an eviction order, landlords must follow the legal enforcement process.

✅ Steps to enforce an eviction order:

• Wait for the LTB's official decision and obtain an eviction order.
• Provide the tenant with a final move-out date.
• If the tenant refuses to leave, hire the local sheriff to carry out the eviction.
• Change locks only after the sheriff completes the eviction.

🚨 Landlords CANNOT remove tenants or their belongings themselves. Only a sheriff can legally enforce eviction.

For help enforcing eviction orders, check How to Legally Remove a Tenant.

Final Thoughts: Follow the Law to Avoid Liability

📌 Key Takeaways:

• Landlords must have a valid reason to terminate a tenancy (e.g., non-payment, damage, illegal activity).
• Proper eviction notices must be served before taking legal action.
• If a tenant refuses to leave, landlords must file an application with the LTB.
• The eviction process must be legally enforced—self-help evictions are illegal.

🚀 Need help with a tenant eviction? Contact Carson Frankum for expert landlord legal assistance.