How much notice must a landlord give to evict a tenant in Canada?

The notice period depends on the province and the ground. Ontario requires 14 days for non-payment (N4), 10 days for serious safety breaches (N7), 20 days for most cure-based grounds (N5), and 60 days for persistent late payment (N8). British Columbia typically requires 10 days for unpaid rent and one month for cause.

Can I evict a tenant myself?

No. Only a tribunal can order an eviction, and only a sheriff or bailiff can enforce it. Changing the locks or removing a tenant’s belongings is unlawful and exposes the landlord to damages and administrative penalties.

What happens if the tenant pays the rent after the N4 is served?

In Ontario, paying the full amount owing within 14 days of service voids the N4 notice under section 59(3) of the RTA. If the tenant pays only after the 14-day period and before an order is issued, section 74 gives the tenant a further chance to void an order by paying.

Can I evict a tenant to move in a family member?

Yes, but the ground is regulated. In Ontario, section 48 of the RTA requires a sworn declaration of good-faith personal use and, under section 48.1, payment of one month’s compensation or an equivalent unit. Sections 57 and 57.1 provide tenants with remedies if the landlord acts in bad faith.

Can a landlord evict a tenant for no reason in Canada?

No. Every province requires a statutory ground — non-payment of rent, substantial breach, landlord’s own use, or end of a fixed term in certain narrow cases. "No cause" evictions as understood in some US states do not exist.

Does the notice need to be on the official form?

In Ontario and British Columbia, yes. The notices must be on the prescribed forms (N1–N13 in Ontario, Forms 1MN/10/12 in BC), and a notice that is not in the prescribed form is typically set aside. Alberta permits written notices that comply with the content requirements of the RTA (AB).

How long does an eviction take in Canada?

It varies by province and backlog. In Ontario in 2025 the Landlord and Tenant Board routinely takes several months from application to hearing to order, followed by a Sheriff’s enforcement step. British Columbia and Alberta are typically faster once the notice period expires.

Does this template work for Quebec?

No. In Quebec the Tribunal administratif du logement governs residential leases under the Civil Code of Quebec (articles 1854 and following) with its own notice forms and procedures. The template should not be used in Quebec without review by a Quebec lawyer.

RentalCanada

Eviction Notice Template

An eviction notice — or notice to terminate a tenancy — is the first formal step in ending a residential tenancy in Canada. Our free template is aligned with provincial Residential Tenancies Acts, helping landlords serve a valid notice on the correct grounds while preserving tenant rights to a hearing before a tribunal.

Create Your Eviction Notice (Notice to End Tenancy)

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Sarah M. Thompson

456 Oak Avenue, Ottawa, ON K1A 0B1

+1 (613) 555-0101

sthompson@email.ca

March 15, 2026

James R. Wilson

123 Maple Drive, Unit 4B, Toronto, ON M5V 2T6

RE: NOTICE TO END TENANCY

Province: Ontario

To: James R. Wilson
Rental Address: 123 Maple Drive, Unit 4B, Toronto, ON M5V 2T6

This is a formal notice that the landlord, Sarah M. Thompson, is requiring you to vacate the above rental premises by March 29, 2026.

REASON FOR THIS NOTICE

Non-Payment of Rent

Rent for March 2026 in the amount of $1,800.00 CAD was due on March 1, 2026 and remains unpaid as of the date of this notice. A written reminder was sent on March 5, 2026, which also went unaddressed. This notice is served pursuant to Form N4 under the Residential Tenancies Act, 2006 (Ontario).

Total Amount Owing: 1,800.00 CAD. Please note that in many provinces, if the full amount owing is paid before the termination date specified in this notice, this notice may become void. Please consult the applicable Residential Tenancies Act, 2006, S.O. 2006, c. 17 or contact your provincial dispute resolution body for confirmation of your specific rights in this regard.

PROVINCE-SPECIFIC NOTICE PERIODS AND FORMS

This notice is served pursuant to the Residential Tenancies Act, 2006, S.O. 2006, c. 17. Please note that each province prescribes specific minimum notice periods and, in some cases, mandatory notice forms. For example:

Ontario: Non-payment of rent (Form N4) — 14 days' notice; Own use (Form N12) — 60 days' notice; Breach of tenancy (Form N5) — 20 days to remedy.
British Columbia: Non-payment (One Month Notice) — 10 days' notice to pay or vacate; End of tenancy for landlord use — 2 months' notice.
Alberta: Non-payment — 14 days' notice; Substantial breach — 14 days' notice.
Other provinces: Consult the applicable residential tenancies legislation for your province or territory.

Important: This document is a general template and does not replace any mandatory form required by your provincial residential tenancy legislation. Landlords in Ontario, British Columbia, and other regulated provinces are required to use the prescribed official form for the specific reason for eviction.

TENANT RIGHTS

You have the right to dispute this notice through the applicable provincial dispute resolution body: Landlord and Tenant Board (LTB) — ltb.gov.on.ca. You may not be required to vacate until a hearing is held and an order is issued by the applicable tribunal or court. You are encouraged to seek independent legal advice or contact a tenant advocacy organization in your province to understand your rights.

RESPECTFULLY,

Sarah M. Thompson

Landlord / Authorized Agent

Date: ____________________

Method of Delivery: ☐ Hand-delivered ☐ Registered mail ☐ Posted on door ☐ Email
Date Served: March 15, 2026

Available as a print-ready PDF or an editable Microsoft Word (.docx) file.

What Is an Eviction Notice?

An eviction notice is a written notice from a landlord to a residential tenant asserting grounds to end the tenancy and specifying the date by which the tenant must vacate or remedy a default. In Canada it is the first step in a process that can lead to a hearing and, only if the tribunal orders it, an enforceable order of eviction.

Canadian eviction procedure is strictly statutory. In Ontario the Residential Tenancies Act, 2006, S.O. 2006, c. 17 sets out prescribed notice forms and notice periods — for example an N4 for non-payment of rent (section 59), an N5 for substantial interference with others (section 60), an N6 for misrepresentation of income in rent-geared-to-income housing (section 62), an N7 for seriously impairing safety (section 63), and an N8 for persistent late payment (section 64). British Columbia uses equivalent forms under the Residential Tenancy Act, S.B.C. 2002, c. 78, and Alberta uses its own 14-day notices under the Residential Tenancies Act, R.S.A. 2000, c. R-17.1.

Self-help eviction — changing the locks, removing belongings or cutting utilities — is unlawful in every Canadian province and can expose a landlord to damages, fines and reinstatement orders. The correct path is to serve a statutorily compliant notice, then, if the tenant does not voluntarily remedy or vacate, to apply to the Landlord and Tenant Board (Ontario), the Residential Tenancy Branch (British Columbia) or the Residential Tenancy Dispute Resolution Service (Alberta) for a hearing.

What's Covered in This Template

Our Canadian eviction notice template captures every element a residential tenancy tribunal looks for when assessing validity.

Landlord and Tenant Details

Full legal names of the landlord and all named tenants, plus the rental address.

Grounds for Termination

The specific statutory ground being relied on (non-payment, damage, persistent late payment, landlord’s own use, etc.).

Termination Date

The termination date calculated in accordance with the minimum notice period required under the applicable provincial act.

Factual Particulars

A concise factual narrative identifying incidents, dates and amounts so the tenant understands the case to meet.

Cure Rights

Where applicable, the tenant’s right to void the notice by paying arrears or ceasing the conduct within the prescribed period.

Rent Arrears Summary

For non-payment notices, the rent period(s) in arrears and the exact amount owing to the date of the notice.

Service Method

How and when the notice is being served on the tenant, consistent with the service rules in the applicable statute.

Tribunal Application Warning

Clear statement that the landlord may apply to the tribunal for an eviction order if the tenant does not vacate or remedy.

Tenant Rights Information

Plain-language note of the tenant’s right to a hearing and to seek relief from eviction under the applicable statute.

Landlord Signature

Signature of the landlord (or authorized agent) and the date the notice is issued.

How to Create an Eviction Notice

Follow these steps to produce a valid provincial eviction notice.

1
Identify the Province and Ground
Confirm the province of the rental unit and choose the correct statutory ground (non-payment, damage, safety, persistent late payment, landlord’s own use).
2
Calculate the Notice Period
Apply the minimum notice period required for the ground — for example, 14 days for Ontario N4 non-payment, or 10 days under BC RTA s. 46.
3
Set Out the Particulars
Describe the facts, dates and amounts supporting the ground with enough detail that the tribunal can assess the claim.
4
Serve the Notice Properly
Serve the notice in the manner required by the applicable act (personal service, mail with the statutory deemed-delivery uplift, or as otherwise authorized).
5
Apply to the Tribunal if Necessary
If the tenant has not remedied or vacated by the termination date, apply to the Landlord and Tenant Board, Residential Tenancy Branch or RTDRS for an eviction order.

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Legal Considerations

Eviction in Canada is strictly regulated. Only a tribunal can order an eviction; the landlord can only serve a statutorily compliant notice and then apply.

This template is for informational purposes only and does not constitute legal advice. Consult a qualified lawyer in your province for advice specific to your situation.

Reviewed for Canadian law

Ontario: Notice Forms Under the RTA

Under the Residential Tenancies Act, 2006, S.O. 2006, c. 17, landlords in Ontario must use the prescribed forms: the N4 for non-payment of rent (s. 59, 14-day notice), N5 for interference, damage or overcrowding (s. 60, 20-day notice with cure right), N6 for illegal act or misrepresentation of income (s. 61–62), N7 for seriously impairing safety or damage that cannot be remedied (s. 63, 10-day notice), and N8 for persistent late payment (s. 64, 60-day notice). After the termination date the landlord may apply to the Landlord and Tenant Board under section 69.

British Columbia and Alberta

In British Columbia, the Residential Tenancy Act, S.B.C. 2002, c. 78 uses 10-day notices for unpaid rent or utilities under section 46 and one-month notices for cause under section 47. The tenant may dispute a notice within the statutory time limit (typically five or ten days) through the Residential Tenancy Branch. In Alberta, the Residential Tenancies Act, R.S.A. 2000, c. R-17.1 permits 14-day termination for substantial breach and applications to the Residential Tenancy Dispute Resolution Service (RTDRS).

Self-Help Eviction Is Prohibited

Across Canadian jurisdictions a landlord cannot lawfully change locks, remove belongings or cut utilities to force a tenant out. Section 26 of the Ontario RTA protects the tenant’s right to quiet enjoyment, section 32 requires maintenance of vital services, and section 233 makes unlawful entry or interference a provincial offence. Similar provisions exist in the BC and Alberta statutes.

Relief From Eviction and Tenant Defences

Even after a valid notice, a tenant may seek relief from eviction. Section 83 of the Ontario RTA empowers the Board to refuse eviction or delay it if it would be unfair in the circumstances, including for tenants with children, illness or Code-protected characteristics. Section 84 imposes an obligation on the Board to ensure eviction orders are not used for improper purposes such as evading rent control.

Frequently Asked Questions

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