Free tool · Ontario
N4 calculator: termination date and rent owing
For an N4 notice for unpaid rent in Ontario. Enter the rent and what's been paid. You get the termination date, the amounts for each row of the N4's table, and the first day you can file an L1. Updated for the 7-day notice period that started on September 21, 2026.
Thursday, October 29, 2026
How we counted: handed to the tenant on Oct 22 + 7 days = Oct 29. The day you give it isn't counted.
For the N4's table
| Rent period | Rent charged | Rent paid | Rent owing |
|---|---|---|---|
| Sep 1, 2026 to Sep 30, 2026 | $1,850.00 | $500.00 | $1,350.00 |
| Oct 1, 2026 to Oct 31, 2026 | $1,850.00 | $0.00 | $1,850.00 |
| Total rent owing | $3,200.00 | ||
Use the same total on page 1 of the N4.
- First day to file an L1
- Friday, October 30, 2026
- If the tenant hasn't paid and still lives in the unit.
- The notice is void if the tenant pays
- $3,200.00 by October 29
- That's the rent owing on the notice. Any rent that comes due before they pay has to be paid too.
Example figures until you change them. General information, not legal advice: check the dates against the Board's N4 instructions before you give the notice. Rules last checked October 22, 2026.
How the termination date is counted
The termination date must be at least 7 days after you give the N4 to the tenant. Don't count the day you give it: an N4 handed over on March 3 can have a termination date of March 10. Days are calendar days, and the termination date can fall on a weekend or holiday.
How you give the notice changes the day it counts as given:
| How you give it | Counts as given | Given March 3: termination date |
|---|---|---|
| Handed to the tenant, or to an adult in the unit | The same day | March 10 |
| Left in the mailbox or where mail is delivered, under the door or through the mail slot | The same day | March 10 |
| Mail or Xpresspost | 5 days later | March 15 |
| Courier | The next day that isn't a weekend or holiday | March 11, if the 4th is a weekday |
| Email, only if the tenant agreed in writing to get notices by email | The day it's sent | March 10 |
| Fax | The date on the fax confirmation | March 10 |
You can't give an N4 by taping it to the tenant's door. Sources: N4 instructions and LTB Rules of Procedure (rules 1.12–1.15 and 3.9), both updated September 21, 2026.
What goes in the N4's table
The N4 must show the rent owing on the day you give it, period by period. A notice with the wrong amount can be found defective, and you'd have to start again with a new one.
Include
- Basic rent for each period that wasn't paid in full
- Services charged separately as part of the rent, like parking
- A flat monthly utility fee paid to you
- Partial payments, applied to the earliest rent owing
Leave out
- Rent due on the day you give the notice. It isn't late until the next day.
- NSF or returned-cheque charges
- An unpaid last month's rent deposit
- Utilities the tenant pays to the utility, or that you pass on by usage
- Damage, late fees or anything else that isn't rent
The table has three rows. If more periods are owing, combine the earlier ones in the first row. The last row is always the latest period on its own, and its total must match page 1. Sources: N4 instructions and Interpretation Guideline 11: Rent Arrears.
Questions about the N4
How many days' notice does an N4 give in Ontario?
For an N4 given on or after September 21, 2026, the termination date must be at least 7 days after you give the notice to the tenant. Don't count the day you give it. Before that date, the notice period was 14 days for monthly rent.
How many days do I add if I mail the N4?
Add 5 days for mail or Xpresspost before counting the 7 days. An N4 mailed on March 3 counts as given on March 8, so the earliest termination date is March 15. For courier, the notice counts as given the next day that isn't a weekend or holiday.
Can I include rent that's due on the day I give the N4?
No. The N4 must show the rent owing on the day you give it, and rent isn't late until the day after it's due. Give the notice the day after, or include only the earlier periods.
Can I include NSF fees, utilities or the last month's rent deposit on an N4?
No. Only rent goes on an N4. NSF charges, an unpaid rent deposit and utilities (unless they're a flat monthly fee paid to you as part of the rent) aren't rent, and including them will likely make the notice invalid. Separately charged services like parking are part of the rent.
What if the tenant pays after I give the N4?
If the tenant pays the arrears on the notice, plus any rent that has come due since, before you file an L1, the notice is void and you can't apply to evict based on it.
When can I file the L1?
The day after the termination date on the N4, if the tenant hasn't paid and still lives in the unit. The filing fee is $186 on the Tribunals Ontario Portal or $201 on paper.
Can my old N4 forms still be used?
No. There's a new N4 for the 7-day notice period, and the Landlord and Tenant Board stops accepting previous versions of its forms after November 30, 2026. Download the current N4 from Tribunals Ontario.
Keep the rent ledger the N4 comes from.
Create your free accountFree for one or two units. Nothing is given to a tenant or filed with the Board without your approval.