Managing your rental
The Landlord and Tenant Board process for landlords: notice to order
How an Ontario landlord goes from notice to Board order: filing, fees, hearings, how long it takes, and what changed on September 21, 2026.
By the Tenant.ca teamUpdated 4 min read
In this guide6 parts
The short answer
Give the right notice, file the matching application once the notice's termination date has passed, attend the hearing and wait for the order. The Board says L1 and L9 applications are scheduled in about three months on average, most other applications in about five to seven months, and most orders are issued within 30 days of the hearing.
If a tenant doesn't leave by the date in an eviction order, the order is filed with the Court Enforcement Office, also known as the Sheriff's office.
Filing and fees
L1, L2, L3, L4, L9 and L10 applications can be filed on the Tribunals Ontario Portal, and most other applications by email; applications can also go by mail or courier, or be filed at some ServiceOntario locations. L1, L2, L9 and L10 cost $186 through the Portal and $201 otherwise, an L4 is free through the Portal, and the fees are non-refundable.
For non-payment, the earliest filing day is the day after the termination date on the N4; the N4 date calculator works it out.
The hearing
Most hearings are virtual, by Zoom video or by telephone. Written hearings are used mostly for L5 and A4 applications, and in-person hearings only for approved accommodation requests. Log on or call in at least 15 minutes early: if a party doesn't attend, the member may dismiss the application or decide it without them.
A Dispute Resolution Officer can help you settle by mediation instead, and on the Portal you can first try to negotiate through Online Dispute Resolution.
What changed on September 21, 2026
The Board's update lists these changes for landlords:
- An N4 given on or after September 21, 2026 needs 7 days, not 14
- At a non-payment hearing on an application filed on or after that date, a tenant who wants to raise other issues has to pay you half the arrears claimed at least seven days before the hearing
- Persistent late payment has a definition: rent received more than seven days after it's due at least three times in six months; a payment you applied to another debt, such as arrears, doesn't count
- An N12 for your own use given with at least 120 days' notice no longer requires compensation or another unit (not a purchaser's N12), and you or the person named must normally move in within 60 days of the date in the notice
- Without your agreement, the Board can delay an eviction only if the delay isn't unfair to you or other tenants and there are compelling reasons
- Updated N4, N5, N6, N8, N12, N13, L1, L2, L9 and L10 forms: the older versions won't be accepted after November 30, 2026
After the order
Once the Board issues an order it's final. Either side can ask for written reasons during the hearing or within 30 days of the order, request a review within 15 days of the order (the fee is $58), or appeal to the Divisional Court within 30 days, on a question of law only. Money owed under an order can be filed with Small Claims Court for enforcement, and an eviction order with the Court Enforcement Office.
Where this fits
Tenant.ca's property management includes documented delivery of lease, payment and compliance notices.
This page is general information, not legal advice. It reflects the Landlord and Tenant Board's pages and Tribunals Ontario's September 21, 2026 update, as read on November 11, 2026. A lawyer or licensed paralegal can advise on, and represent you in, a Board application.