How to Issue an N4 in Ontario

A complete step-by-step guide to issuing an N4 (Notice to End a Tenancy Early for Non-payment of Rent) in Ontario.

8 min readLast updated: November 2024

When Can You Issue an N4?

You can issue an N4 notice when your tenant has not paid rent in full. In Ontario, there is no minimum amount of arrears required—if rent is even one day late and one dollar short, you can technically issue an N4.

However, in practice, most landlords wait until the tenant is clearly behind, such as a few days into the rental period without payment.

Key point: The N4 is specifically for non-payment of rent. If the tenant owes you for other things (damages, utility bills, etc.), those cannot be included in an N4 notice.

Deadlines and Dates

The N4 notice has specific timing requirements:

Termination date: Must be at least 14 days after you give the notice
Voiding period: The tenant has 14 days to pay the full amount and void the notice
L1 application: You cannot file an L1 with the LTB until the day after the termination date if the tenant hasn't paid

Common Mistake

Many landlords miscalculate the termination date. The 14 days start the day AFTER you serve the notice, not the day you serve it. If you serve on the 1st, the earliest termination date is the 15th.

Step-by-Step Process

Step 1: Calculate the Arrears

Before issuing the N4, determine exactly how much rent is owed. Include all unpaid rent from previous months but do NOT include late fees, NSF charges, or utility payments. The N4 is for rent only.

Use our free Arrears Calculator →

Step 2: Get the Correct N4 Form

Download the current N4 form from the LTB website. Using an outdated form can invalidate your notice.

Step 3: Complete the Form Accurately

Fill out all required sections:

Full legal names of all tenants on the lease
Complete rental unit address
Breakdown of rent owed by period
Termination date (minimum 14 days from service)
Your signature and date

Step 4: Serve the Notice

Serve the N4 to your tenant using an acceptable method:

Hand it directly to the tenant
Leave it in the mailbox (add 5 days to the termination date)
Slide it under the door or through a mail slot
Post it on the door if no mail slot (add 5 days)

Step 5: Wait the 14-Day Voiding Period

The tenant has until the termination date to pay the full amount of arrears and void the notice. If they pay in full, the notice is void and you cannot proceed with an eviction based on it.

Step 6: File L1 if Not Paid

If the tenant hasn't paid by the termination date, you can file an L1 application with the LTB the day after. You'll need a copy of your N4, proof of service, and the L1 application fee.

Common Mistakes Landlords Make

Wrong termination date

Giving fewer than 14 days notice

Including non-rent charges

Adding utility bills or late fees to the arrears amount

Using old forms

The LTB updates forms periodically

Math errors

Incorrect arrears calculations

Missing information

Incomplete tenant names or addresses

N4 Checklist

Calculated arrears for rent only

Using current LTB N4 form

All tenant names included

Correct rental unit address

Termination date at least 14 days out

Rent periods and amounts listed

Form signed and dated

Proof of service method documented

Related Resources

Arrears Calculator

Calculate exactly what's owed

Evidence Guide

Prepare for your LTB hearing

Generate an N4 in Minutes

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