Understand & Fight Evictions

An updated handbook on Preventing Evictions in Toronto is available in multiple languages to help tenants navigate the general eviction process. You can also access the Toronto Rent Bank which provides grants to eligible Toronto residents who are behind on their rent.

In Ontario, eviction issues are managed by the Landlord and Tenant Board (LTB). Landlords must follow a series of steps to legally evict a renter and you can only be evicted for valid and specific reasons. It is important to understand if your tenancy is covered by the Residential Tenancies Act (RTA) as it provides protections from evictions.

Regardless of the type of eviction notice you receive from your landlord, you do not need to leave your home immediately and you do not need to sign anything. You can only be evicted once the LTB issues a formal eviction order or you agree to move out.

Every landlord must follow a series of steps to legally evict a renter.

Phase 1: Eviction Notice

  • Your landlord provides you with a written notice to end a tenancy, initiating the eviction process. Informal notices such as emails or phone calls are generally not considered legal eviction notices.
  • Informal notices such as emails or phone calls are generally not considered legal eviction notices.
  • You are not required to move out upon receiving this notice; it is the first step in the process.
  • Check if the notice is valid.
  • Consider contacting legal clinics or tenant associations for advice.
  • If you owe rent (meaning you are “in arrears”), you can pay it by the termination date included on the N4 notice to stop the eviction process. Be sure to get rent receipts from your landlord.

Phase 2: Application to Evict

  • Your landlord may file an application with the Landlord and Tenant Board (LTB) to evict you.
  • Upon filing, you’ll receive a notice of hearing by mail or email setting the hearing date.
  • Prepare for the hearing, gather evidence, and consider seeking legal advice; evidence must be submitted to the LTB at least seven days before the hearing. 
  • You can request a delay or denial of the eviction in exceptional circumstances.
  • Ensure you’re prepared for the hearing by arranging necessary accommodations.

Phase 3: Eviction Hearing

  • Connect with a Legal Aid Ontario clinic or legal representative before the hearing. You can also ask Legal Aid Ontario to connect you with support for the eviction hearing through the Tenant Duty Counsel program.
  • Attend the eviction hearing to dispute the landlord’s claims. Your hearing will most likely be conducted virtually unless there is a human rights or access to technology issue.
  • Ensure you have adequate internet or phone service and a quiet space to participate in your hearing.
  • Present your case and evidence before the LTB.
  • You do not have to move out until the hearing is concluded and the LTB decides to issue an order for eviction.

Phase 4: Eviction Hearing Result

  • If the landlord’s application is successful, the LTB issues an order for eviction. 
  • Orders for eviction can only be legally acted upon by the Sheriff. Once you receive the order, you should be prepared to move out.
  • You must move out by the date specified in the order.
  • If you disagree with the order, you can request a review or file an appeal within 30 days.
  • Seek legal advice before proceeding with a review or appeal.
  • Make alternate accommodation plans immediately upon receiving an order for eviction.
  • Your landlord is required to keep your belongings safe for 72 hours after the eviction.

See the Preventing Evictions in Toronto handbook for more details.

The Residential Tenancies Act (RTA) of Ontario governs the rights and responsibilities of landlords and tenants in residential rental agreements. Understanding whether you fall under the coverage of the RTA is essential, as it provides protections against eviction.

You may be covered by the RTA:

  • Renting a whole apartment, basement apartment or entire house.
  • Renting an individual room.
  • Renting a room in a multi-tenant home (rooming house), whether licensed or unlicensed.
  • Newcomers, permanent residents, undocumented migrants, international students and citizens are all covered in the above situations by the RTA.

You may not be covered by the RTA:

  • Sharing a bathroom or kitchen with your landlord.
  • Certain types of seasonal or temporary housing.
  • Renting a home that serves as a place of business.
  • Certain roommate situations.
  • Residing in an emergency shelter, hospital, nursing home (long-term care facility) or prison.
  • Students living in on-campus housing or housing provided by a college or university, such as a student residence, typically do not fall under RTA protections. It’s advisable for students, including international students, to seek legal advice for clarity on their housing rights.

It’s important to know your rights and responsibilities under the RTA to ensure a fair and lawful tenancy arrangement. For further assistance or clarification, get help from a legal representative or relevant community organizations.

In Ontario, there are seven different notices from the LTB that can lead to eviction, each with specific reasons outlined. Having noisy children, requesting repairs, joining a renter association, having a pet or the landlord’s decision to sell the property are not grounds for eviction.

If you are facing an eviction, it is crucial for you to understand these eviction notices in order to protect your rights and seek appropriate recourse if necessary. More information about these types of evictions is available from Tribunals Ontario and in the Preventing Evictions in Toronto handbook.

Types of Legal Eviction Notices in Ontario

      • N4 – Notice to End a Tenancy Early for Non‐Payment of Rent: Indicating failure to meet rent payments.
      • N5 – Notice to End Tenancy for Interfering with Others, Damage, or Overcrowding: Due to disruptive behaviour, property damage, or overcrowding.
      • N6 – Notice to Terminate a Tenancy Early: Illegal Act or Misrepresentation of Income in a Rent-Geared-To-Income Unit: For illegal activities or income misrepresentation in subsidized housing.
      • N7 – Notice to End your Tenancy For Causing Serious Problems in the Rental Unit or Residential Complex: Resulting from damage or serious issues caused by the tenant or their guests.
      • N8 – Notice to Terminate Tenancy at the End of the Term: Given at the end of a lease for various reasons, including persistent late rent payments or termination of employment agreement.
      • N12 – Notice to End your Tenancy Because the Landlord, a Purchaser, or a Family Member Requires the Rental Unit: When the landlord, purchaser, or their family members need to move in.
      • N13 – Notice to End Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it, or Convert it to Another Use: When extensive repairs, renovations, or conversions are planned.

      Bad Faith Notices of Evictions:

      Recently, there has been an increase in landlords in Toronto who are using notices of eviction in “bad faith,” meaning notices that are given out dishonestly and without the intention to follow through on the terms of the notice. For example, your landlord may claim that a relative is moving in, but then rent the unit for a higher rate after you have moved out.

      If you believe that your landlord has used the notice in “bad faith”, you may have one to two years to file a complaint with the LTB, depending on your circumstances. Connect with a legal aid clinic or legal representative for advice.

      N11 – Agreement to End the Tenancy:

      An N11 is a form stating that the landlord and tenant both want to end a lease. If a tenant signs the N11, they are agreeing to voluntarily move out. A tenant can stay in their unit if they refuse to sign the N11 pending a decision by the LTB. 

      You and your landlord can make an oral agreement to end the tenancy, but it is best to have a signed agreement in writing.

      Preventing Evictions in Toronto: A Handbook for Renters is designed to help Toronto renters at risk of eviction find the resources and information they need. The more you know about your rights and available renter support services, the more you can be prepared if you find yourself facing an eviction. In addition to renter rights, you’ll also find:

      • Step-by-step information about how evictions work in Ontario
      • Common eviction scenarios and actions you can take
      • Resources that provide a range of support including legal aid, financial assistance, housing help and mental health services

      Download Full Handbook   Download Condensed Version

      You can also download a condensed version of the handbook in Tamil, Tagalog, Simplified Chinese, Traditional Chinese and Arabic.

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      Supports are available to help you avoid eviction. Many support services are available free of charge, although some services have eligibility criteria or are only available to low-income renters.

      Renter Rights Assistance

      Find more renter rights resources.

      Legal Assistance

      Find more legal resources.

      Financial Assistance

      Find more financial resources.

      Housing Assistance

      Mental Health & Social Services Assistance

      Find more mental health resources

      The information contained on this page is for general information purposes only and does not constitute legal or other professional advice or an opinion of any kind. Individuals should contact a lawyer, paralegal or legal clinic to discuss their specific legal issues. The information included in this document is current as of its original date of publication but should not be relied upon as timely as there may be changes to the law. The City of Toronto is not liable for any damages arising out of your use or reliance on any content contained on the City’s website.