Ontario Landlord Self-Help • LTB Forms • Rent Arrears
N4 Notice (Ontario): Non-Payment of Rent Guide for Landlords
If your tenant hasn’t paid rent, the N4 Notice is the first legal step in Ontario to address rent arrears and begin the LTB eviction process for non-payment. This page includes a monthly N4 walkthrough (updated each month), a full explainer video, approved service methods, termination timing rules, and a downloadable demo PDF.
Educational content for Ontario landlords. For legal direction on your specific situation, book a consultation.
How Ontario Landlords Should Use the N4 Every Month
Many landlords wait too long to act when rent is late. In Ontario, consistency matters. The N4 Notice to End a Tenancy Early for Non-Payment of Rent is designed to protect your cash flow and create a clear paper trail for the Landlord and Tenant Board (LTB). This page is built to help you understand the N4, serve it properly, and avoid common mistakes that cause delays.
- When to serve the N4 (and why “being nice” often backfires)
- How to calculate termination dates based on approved service methods
- What landlords should document every month for rent arrears
- Step-by-step video demonstrations (monthly walkthrough + full explainer)
- Downloadable demo PDF to follow along
Why the N4 Notice Is the Most Important Form for Ontario Landlords
Ontario landlords — this is the most important video you’ll watch this month. In this video, Paul J Rouillard, founder of OLH Group and LandlordEzy.ca, explains why every landlord must master the N4 and take rent collection seriously. Learn how the N4 is the first legal step in the eviction process for non-payment of rent — and why consistency each month protects you, your property, and your cash flow.
📺 Watch the full N4 Demonstration Guide here: TikTok N4 Demonstration Video
February 2026 N4 Notice Demonstration (Ontario) – How to Properly Serve the N4 for Non-Payment of Rent
Ontario landlords — this is your step-by-step N4 Notice demonstration for February 2026. In this guide, Paul J Rouillard of OLH Group explains how to correctly complete and serve the N4 Form for Non-Payment of Rent, the form that officially starts the eviction process in Ontario.
📅 Service Date Used in This Example: February 6, 2026
🗓 Termination Date (14 days after service): February 20, 2026
🎥 Watch the February 2026 N4 Demonstration Video
👉 Click the image above to watch the full February 2026 N4 walkthrough on YouTube.
Download the February 2026 N4 Form (Ontario) – Free N4 Notice PDF Demo
Get the exact N4 Notice PDF used in our February 2026 N4 demonstration. This free download helps Ontario landlords complete the N4 Form for Non-Payment of Rent correctly and confidently.
✅ Includes the same layout shown in the video
✅ Built for Ontario landlords serving an N4 for non-payment
✅ Easy to follow step-by-step while you watch
📄 Download Link (February 2026 N4 Demo PDF):
Download the February 2026 N4 Form from the OLH Landlord Self-Help Centre
Created by Paul J Rouillard, Founder of OLH Property Management, LandlordEzy.ca & List It Realty Brokerage Inc.
✅ Approved Methods of Service & Termination Timing
The method you use to serve the N4 Notice determines when the Landlord and Tenant Board considers the notice received. As per the official LTB rules shown in Table 1, the N4 requires at least 14 days after the day the notice is deemed received, except for regular mail which requires a 5-day mailing buffer.
| Service Method | Effective Delivery Date (LTB Rules) | Total Days to Count for Termination |
|---|---|---|
| In person to the tenant | The day you hand the documents to the party | 14 days |
| Handed to another adult in the unit | Same day (treated same as in-person) | 14 days |
| Placed in mailbox or mail slot | The day you leave the documents in the mailbox or where mail is ordinarily delivered | 14 days |
| Slid under the door | Same rule as mailbox — considered received the day you leave it | 14 days |
| Courier | The first day after the documents were sent (or next non-holiday business day) | 14 days |
| Regular mail | 5 days after mailing (LTB rule) | 19 days total |
| Email (with written consent in lease) | The day you send the email | 14 days |
| Tribunals Ontario Portal (with written consent) | The day you upload the documents | 14 days |
⚠️ Not Valid Methods of Service
- Taping the notice to the door
- Leaving it with a neighbour
- Posting it in the building
- Sending via text message, voicemail, or phone call
📌 Example (December 2025)
If you email the N4 on December 6, 2025, the termination date must be December 20, 2025.
N4 Notice FAQs (Ontario Landlords)
When should an Ontario landlord serve an N4 for non-payment of rent?
Landlords typically serve the N4 as soon as rent is unpaid and the tenant is in arrears. The N4 creates a clear legal record and is the first step in the LTB process for rent arrears. Consistency each month helps protect your position if the matter proceeds to the LTB.
Does serving an N4 mean the tenant is automatically evicted?
No. The N4 is a notice that starts the process. If the tenant pays the arrears within the allowed time, the tenancy may continue. If the tenant does not pay, landlords often proceed to the next LTB steps.
What mistakes cause N4 delays at the Landlord and Tenant Board?
Common issues include incorrect dates, incorrect rent calculations, using invalid service methods, or poor documentation. Following the correct service method and termination timing rules is critical.
Need help with rent arrears, N4s, or an upcoming LTB hearing?
If you want a clear plan for your specific situation, you can book a free consultation with an Ontario landlord paralegal.
Rent Not Paid? Serve the N4 Correctly and Protect Your Cash Flow.
Use the videos and timing rules above — and if you want guidance on your specific tenant situation, book a free paralegal consultation to get a clear next-step plan.