What To Do When You’re Not Getting Paid in Ontario: Serving an N4 and Submitting an L1


The business of owning rental property includes a very important element in the relationship between a landlord their tenants. Getting paid the rent. 

You’re a landlord and your tenant’s check just bounced. This is the beginning of what could be a real pain in the ass. Believe it or not, many private residential landlords in Ontario aren’t that well equipped to handle the situation and don’t know the legal route to go about addressing it. Part of this is because the process is ridiculously complicated if you’re going the board route. I don’t see how anyone can disagree with this, but if you do, feel free to comment here. I’ve personally done this 3 times since becoming a landlord and came away from the first time feeling like learning how to fly a commercial airliner would be simpler. I wanted to put this together to simplify this process with the Ontario LTB for readers and users alike, because it doesn’t have to be this hard. I just think someone needs to boil it down. That’s why I had a great conversation today with The Terminator. No, not Arnold. I’m talking about April Stewart over at Landlord Legal.


April’s an expert when it comes to this kind of thing, and she’s seen a lot of small landlords in Ontario make a big mistake with the basics when you don’t get paid. Serving an N4 to a tenant in arrears and submitting an L1 to the Ontario LTB is not easy. If it were, she wouldn’t be in business. If you’re not familiar with April – you should be. She dropped some valuable tips through the course of writing this post and she’s a passionate advocate for landlord’s rights.

Ok – first things first. Bookmark this link. This is the page at the Ontario Landlord and Tenant Board for termination notices. This is where you’re going to print and use the forms required to address an issue of non payment – not to mention a whole bunch of other stuff. We’re just focusing on what to do when you don’t get paid here though, for now.

1: Reaction and Preparedness with an N4

Whether you’ve received a post dated bum check (which can take up to a few days for you to realize with a bank) or whether the tenant pays you by an agreed date and simply has not given you the rent, it’s important that you’re always prepared. If a check bounces, you need to hop on this right away. If it’s 12:01 a.m. on the second day of the month, and you still don’t have money – you need to react. This is the single biggest mistake landlords will make. Not reacting quickly enough.  I’ll get into this in a little more detail further into this post. You need to fill out two of the N4 forms. One for the tenant, and one for you (for your records). Always fill out two. Here are the other important things you need to do.

  • Know the “termination date“. That’s the date you’ve indicated, according to the law, that acts as kind of a line in the sand. The termination date is: 14 days after the landlord gives you the notice, if you rent by the month or year, or days after the landlord gives you the notice, if you rent by the day or week. As an example. If they pay you on the first of the month, and at 12:01 a.m. on the 2nd of the month you still don’t have your rent, you would list the termination date as the 16th if they rent by the month or year, and the 9th if they rent by the day or the week. Ensuring that the termination date is correctly indicated is hugely important when filling out an N4. Make sure they’re correct.  If you get paid by post dated check, and the bank takes 3-5 days to show the check as NSF – your dates would need to fall in line with this. It’s not retroactive to the first of the month – it’s 14 or 7 days from the service of the notice. If you make an error with dates, the board reserves the right to consider the notice improperly served and you’re back at square one if that happens.
  • Don’t make a mistake with serving the notice. Taping a notice to the door of a unit will get you in trouble and can lead to a dismissal of your application. The best route with this, is to personally drop it off in a mailbox, and record the date of the service of the notice. One of the ways you can do this, is by using the Renting Well logbook (shameless plug) and plugging a scan of your copy into the logbook entry. Keep your copy of the notice as a duplicate. Have a timeline of events. Here’s another few tips courtesy of April Stewart. If the mailbox is shared by other tenants, don’t serve it that way. If the mailbox is only for newspapers and flyers and not Canada Post mail, don’t serve it that way either. You can serve under the door of a unit, as long as the envelope goes all the way into the unit – but whatever you do, don’t open the door and toss it in, as that’s illegal entry! For out of town landlords who can’t serve personally, hire a reputable process serving company, not a fly-by-nighter. If you must serve by regular mail or Express Post, add 5 days to the termination date – another common mistake that will deem your N4 defective if not done right! April recommends NEVER serving via Registered Mail – it’s outdated and tenants tend to refuse the delivery in any event.

At this point, the tenant has either 14 or 7 days to pay you. Let’s just assume they don’t pay you though. Booya. You need an L1.

2. The L1 form – Application to evict a tenant for non-payment of rent and to collect rent the tenant owes

This part kind of sucks, mainly because you need to file with the board and dish out $170 filing fee. The good news is that if you win, the tenant will have to pay that all back to you. Keep in mind, this is if you win a judgement.

The form is relatively straightforward, however, a couple of things to note:

  • You need to submit this application at the least the DAY AFTER the termination date as indicate in your N4. This is super important. If you do it before, you’re back to square one.
  • You need to include your copy of the N4 your served the tenant, as well as your certificate of service for the N4.
  • Make sure your dates are correct, your math is right, and that you’ve signed the form.

I always recommend visiting the LTB office in your city and filing the application personally. Do it in person. Know why? They’ll issue a hearing date and give you the essentials you’ll require to serve your tenant the same day. Otherwise, you’re waiting for it to be processed and then sent to you via the mail – and that’s just a whole bunch of extra days you don’t need tacked onto the whole thing. Here’s a list of the offices in all of Ontario. I’ve experienced the first hand pain in the butt of faxing it in, and then it not being received by the office for whatever reason. Do it in person if you can. If you fax it in, it could take a few days if not longer.

You’ll receive a hearing notice (for both you and the tenant), a receipt of your payment of the filing fee ($170), and a certificate of service – what you’ll need to provide the tenant at least 10 days before the hearing. This is another one of those things where I suggest ensuring the service has been done personally. If you can “give” it to the tenant in person – great. Don’t make a mistake with serving the notice of hearing. Taping a notice to the door of a unit will get you in trouble and can lead to a potential dismissal of your claim. Drop it in the mailbox if you can’t get them in person. Again, If the mailbox is only for newspapers and flyers and not Canada Post mail, don’t serve it that way either. You can serve under the door of a unit, as long as the envelope goes all the way into the unit – but whatever you do, don’t open the door and toss it in, as that’s illegal entry!

Again, the logbook in Renting Well is handy for things like this. Having a timeline of when the payment was late, the serving of the N4, the application of the L1, and ultimately the notice of hearing and the certificate of service in a nice little packet of chronological info with notes is helpful in organization when you do visit the board. Even saving scans of the documents ensures you’re all up to speed in one spot. You don’t have to go by memory, you don’t have to juggle paperwork, and it’s useful when referencing dates.

When the hearing date comes – and assuming your tenant shows up – one of two things is going to happen. You’re going to be offered mediation or you’re going to go into your hearing and sit in front of an adjudicator. If you’re at this point, you’ve followed the steps correctly.

Do you have any stories about an N4 and an L1 in Ontario? Share them!

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About Chris Saracino

Chris is a co-founder of Renting Well and heads up our marketing and communication efforts. He's also the landlord of two buildings and 8 units in Ottawa, Ontario.

17 Responses to What To Do When You’re Not Getting Paid in Ontario: Serving an N4 and Submitting an L1

  1. edna mangalinao says:

    Dear madam terminator,
    I have tenants renting my entire house. He said that he is a priest and he just sold his house because the church will pay the rent if he is just renting.
    After he moved, he just give us the 1 month rent not the deposit agreed. After a month when we are collecting the rent, he was late and the cheque bounced.
    We found out too from the agent who sold his house that he is not the real owner of the house, he was just a tenant that got evicted by court for not paying the rent and destroying the place.
    He is also not a real priest, he has wife and kids. I called the non emergency police to ask if my tenants have criminal record because he is a liar and he said it’s confidential. How can we protect our property if there is no way for us to know the background of our tenants? What if they have illegal activity or the will destroy my house?
    The Landloard and Tenancy board too is more on the tenant side because of the long process of eviction. They tolerate delinquent tenants and giving them a chance to get free rent.
    We invested savings on the house because i’m not working, i need to take care of my husband who needs supervision for 24 hours due to disability. I thought i will have income on the property but I ended up paying for mortgage, tax and utility bills while the government is pampering delinquent tenants staying at my home. Even if i could evict them, the process would take me months of no income. the tenants will not pay me just like what they did to other house and they will move to the next victim.

    thanks madam..

  2. Chris Saracino says:

    Hi Edna,

    Thanks for your comment. Just to clarify – April (The Terminator) was the source for this post, not the author. I am replying to your comment.

    There’s a few flags that I’m picking up on here. They all relate back to what sounds to me like an absence of due diligence on your part. Regardless of the fact that this tenant claimed to have been a priest, a better vetting process could have been conducted here. Why did you allow him to move in before getting the proper deposit? When the cheque bounced, why did you not serve him an N4 as we’re describing in this post, immediately? You suggest that there’s no way to conduct a background check on a prospective tenant, but in fact there are multiple ways to do just that.

    Residential tenancy laws can slightly favor tenants in certain provinces and states – but that doesn’t mean landlords are helpless. This isn’t a hopeless situation, but I would suggest speaking with a paralegal to pursue this via the residential tenancy branch in your province. Remember – this is your house. This tenant is breaching the conditions of a contract and agreement that was created. They can’t do that, and there are legal and financial consequences for this kind of thing.

    Your situation sounds stressful, and I’m certainly sympathetic to that. I’d be glad to suggest some next steps for you or make a referral to a paralegal in your area if you wanted to contact me directly at chris@rentingwell.com. Let me know!

  3. Zeeshan says:

    I have a Couple of Questions, 1- Is landlord have right to ask Post Dated Chqs from Tenant ?
    2- After moving tenant they start arguing to fix the small small things and If you not fix then they threat they will deduct the rent.

    Please answer those questions , I will appreciate.

    Thank you

  4. Chris Saracino says:

    Hi Zeeshan,

    Thanks for your comment. Quick question, are you a landlord or a tenant? It sounds to me like you’re a landlord.

    You do have a right to ask for post dated checks, but you do not have a right to “require” post dated checks. In other words, if the tenant would prefer to have a check ready for you by the first of every month, you’re required to accept that. You do have the right to state a preference though.

    Tenants cannot deduct repair costs from the rent because of issues related to maintenance. They’re required to file with the tenancy board in their province or state in the vast majority of cases.

    I’d recommend boning up on the law in the province or state that you reside. Could you let me know where you are? I’d be glad to share a link or a contact number for the appropriate resource.



  5. Stuart says:

    Hi Chris,

    My tenant didn’t pay back in October, I have served them an N4 and an L1 after payment was not received. My question is, can I keep serving them every month with an N4, because technically they are still in arrears, even if they are paying the current month’s rent?

    Is one notice enough? The hearing is not until January 2014.

    Thanks in advance!


  6. Chris Saracino says:

    Hey Stu,

    Thanks for your note. You can’t serve them multiple notices. As soon as the date of termination passes that was indicated on the N4, you apply with the L1 (which it sounds like you did). Just an FYI though – you don’t give the tenant the L1. You give the Ontario LTB the L1. Once received – the LTB will provide you with an application package, which indicates the hearing date. In this package is the copy of the hearing declaration that you provide to the tenant (so they show up).

    To answer your question though – yes. They are still in arrears if they haven’t paid October yet. This sounds like a peculiar situation though. Why did they not pay October, but seem to be paying the current months?

  7. Crystal says:

    First off I have a duplex I have an older couple in the back half. After the first six mnths they started to have money problems, so we helped them out and let them use there last months rent up. Since then it is like pulling teeth to get rent it is always late or isn’t the full amount. Since Oct. they have owed us $250. Another thing is that they are the ones incharge of stalking the fire for our outdoor wood furnace. In Nov. when they were cleaning out the ashes and they started a field fire. When it happened they said they would take care of the coast for it. We just received the bill and now they don’t want to pay. I asked the fire chief who’s bill it was cause the tenants are on it as well as us. He said, them but if the tenants don’t pay it will fall on us because we own the property.
    I think it will be a fight to get them to pay it.
    What should we do?

  8. Rahman M says:

    Hi, I would like to issue a N4 notice. Tenant owes me 3 month rent up to July, 2014. I want to issue the notice on 1st week of Aug with Aug rent due. Tenant has last month deposit. Should I deduct this amount in N4 from the last month? or I claim for 4 month and LTB will decide on hearing? Thanks..

  9. Janet Goss says:

    I have one house that I am renting. My tenant has been late every month for the last 6 months. She is now owing 2 full months rent. I have only sent out 2 N4’s so far as I fall for the single mom stories. I am ready to file the L1 now. Do I have the right to be at her door every day asking for the rent if she is late or is there a 24 hour notice issue. Is it harassment and does she have the right to call the police? Also, I have a garage on the property that she does not rent. Do I have to give 24 hours notice to go into the garage or to do yard work? I’m having a hard time finding this info & your help is appreciated.

  10. Bill Whalen says:

    We’ve won the eviction and the tenants move out , but don’t pay the money that has been order what’s the next step to collect it

  11. Chris Saracino says:

    Hey Bill – thanks for your comment. You’d have to pursue the matter in civil court or you could hire a collections agency.

  12. steve henry says:

    I have given tenants an N4. They have not moved out and it is past the date on the form. Can they up and leave at any time now if they want to? I have not followed up to file anything. Are they still obligated by the lease if they do not move out by the date on the N4 form? Prior to that date they could have left I think and not been obligated by the lease, but after that date can they still leave free of any obligation. They pay by the month but are in arrears/ thanks for any help steve

  13. George says:

    Hi Chris , can I serve my tenant an N4 via E-mail as I’m out of town and tenant has already stated he will not pay ( late not 3 weeks ) after the 14 days will tenant have to leave ? Will I be able to evict them after the 14 days? They will refuse to leave after the 14 days? They said they won’t leave after 14 days? Thank you for your prompt response .


  14. Chris Saracino says:

    Hi Steve,

    The date of termination on an N4 is the point where you apply to the board to have the tenants evicted via a formal hearing. Tenants don’t just move out past the point of termination. You’ll have to press the issue further….you can email directly at chris@rentingwell.com for some more info.

  15. Chris Saracino says:

    Hi George – no. You can’t serve tenants an N4 via email. It must be done in person – either by having the notice placed in a mailbox or in person (hand to hand). Also – there is no eviction post date of termination. That’s the point where you need to file an L1 with the LTB.

  16. Tina says:

    I am a tenant whos landlord refuses to give rent reciepts since I will admit I do pay late every month. He has told me that when I pay on the 1st then he will give me a reciept. He served me an N4 dated Feb 1st (which was a sunday) and I paid it at his bank in cash right into is account. He has now emailed me stating that he will file an L1 since I paid late. He is telling me that the bank needs to process (cash) payments so technically since it posted on his statement on the 2nd that I am late and is proceeding. I contacted the LTB and was told that an N$ termination date cannot be dated on a weekend. Is this correct. Please help

  17. Chris Saracino says:


    I think the least of your worries is receipts for your rent, but legally – your landlord is required to give you them if you ask, regardless of when you paid or notices you’ve been provided. With that said, it sounds like you’ve cultivated a bad relationship with them. FYI – an N4 can be provided ANY day of the week, even Sundays. If you’re under the impression that the Sunday absolves you of being given a notice because you habitually pay late, you’re incorrect. Also – pay your landlord on time. You’re admitting you pay late – every month. The fact that you admit that doesn’t absolve you of it. Maybe if you were more reliable with your rent payments, your landlord wouldn’t be giving you N4s and filing L1s. You should be putting effort into getting that figured out – not trying to counter the notices and applications.

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