How Quickly Can a Landlord Evict a Tenant in Ontario?
When people ask how quickly can a landlord evict a tenant in Ontario, the honest answer is that there’s no instant eviction. Even if a tenant stops paying rent or breaks the lease, there is a legal process that landlords must follow through the Landlord and Tenant Board (LTB). Because we manage rental properties every single day, we constantly deal with timelines, paperwork, hearings, and real-life situations involving evictions, late rent, illegal behaviour, and lease violations.
We service Hamilton, Halton, Niagara, and Brantford, and we see the same pattern over and over: the only way to remove a tenant properly is by following Ontario’s Residential Tenancies Act. So when people ask how quickly can a landlord evict a tenant, the fastest answer is about a few weeks to a few months, depending on the situation and how fast hearings are scheduled. Some cases move quickly, but many take longer because the LTB can experience backlog.
We aim to help you understand your obligations so you don’t get caught off guard. If you have a rental property that requires a tenant to be removed, we can help. If your a tenant worried about getting evicted this guide should definitely help you better understand what you can expect.
Let’s jump in.
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The Most Common Reasons Eviction Occurs in Ontario Evicted
The most common eviction reasons are:
- Unpaid rent
- Persistent late rent
- Illegal activity on the property
- Interfering with neighbours
- Willful damages or safety risks
- Landlord requires the unit for personal use (with proper notice)
Before any eviction begins, the landlord must serve the correct form. That is what sets the clock in motion. There is no legal shortcut. If someone tries to remove a tenant by changing locks or shutting off utilities, that violates Ontario law. So, the best way to avoid this is to be a good tenant by being honest about your hardships, if you cant afford top ay rent anymore, its better to still try as hard as you can to avoid going on the bad tenant list!
A research study from the Canadian Centre for Housing Rights showed that over 75% of unlawful evictions happen because landlords attempt “self-eviction” without the LTB, and those cases often end in compensation and penalties. That’s why the correct process matters.
How Quickly Can a Landlord Evict a Tenant for Unpaid Rent
When rent goes unpaid, landlords can start the process right away. Right after they issue a late notice for rent too.
The legal steps look like this:
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Serve N4 – Notice for Non-Payment of Rent
The tenant has 14 days to pay or move out (7 days for monthly room rentals). -
If payment is not made, apply for a hearing
We file L1 – Application to Evict a Tenant and Collect Money. -
Attend LTB hearing
The Board reviews evidence and decides whether the eviction is approved. -
Eviction order is issued
If approved, the tenant is given a specific move-out date. -
Sheriff enforcement
If the tenant refuses to leave, only the Sheriff can remove them.
Because so many people ask how quickly can a landlord evict a tenant for rent issues, the realistic timeline can range from 3–8 weeks, after a late notice for rent has already been given to the tenant by the landlord, depending on hearing delays. Some finish faster, some take longer.
How Quickly Can a Landlord Evict a Tenant for Illegal Activity
Illegal activity (weapons, threats, drug trafficking, violence) can move more quickly. In this case, landlords serve an N6 or N7, which gives a much shorter notice period. We still go through the LTB, but the Board often places priority on safety-related hearings.
Even with serious behaviour, landlords cannot instantly remove someone. We still need an order before the Sheriff can enforce it.
How Quickly Can a Landlord Evict a Tenant for Damages or Disturbing Neighbours
For property damage or disturbing neighbours, landlords serve N5 – Notice to End Tenancy for Interference or Damage.
This gives a short period for tenants to fix the issue. If nothing changes, we apply for a hearing.
Examples include:
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Loud parties
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Threatening neighbours
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Smoking inside when the lease bans it
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Damaging walls, windows, appliances
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Keeping dangerous pets
Most people asking how quickly can a landlord evict a tenant for behaviour issues are surprised that it usually takes several weeks because evidence must be shown at the hearing.
Why Evictions Can Take Longer in Ontario
Even when landlords follow every rule perfectly, delays happen.
We see this often:
Key delays:
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Paperwork errors
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Incorrect notice forms
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Tenant disputes
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Missed hearing dates
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LTB scheduling backlog
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Missing proof, photos, or documents
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Improper service of notices
Because many landlords try this alone, we constantly meet owners who ask how quickly can a landlord evict a tenant after months of frustration. The fastest evictions happen when everything is done correctly from day one.
How Quickly Can a Landlord Evict a Tenant When They Need the Unit for Personal Use
If a landlord needs the unit for themselves or an immediate family member, they must use N12 – Termination for Landlord’s Own Use, which gives the tenant 60 days’ notice. The landlord must also compensate the tenant with one month’s rent or offer a comparable unit.
So how quickly can a landlord evict a tenant for personal use?
A minimum of 60 days + processing time.
What Makes an Eviction Faster
While no one can guarantee exact timing, these steps help:
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Correct forms and deadlines
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Complete evidence and documentation
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Showing proof of unpaid rent, damages, photos, or noise complaints
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Attending every hearing on time
We handle this process for landlords across Hamilton, Halton, Niagara, and Brantford so eviction errors don’t slow everything down.
What Happens After the LTB Issues an Eviction Order
If a tenant still refuses to leave, only the Sheriff can legally enforce the eviction. Landlords cannot physically remove people.
How Our Property Management Team Helps
We prepare notices, file applications, communicate with tenants, attend hearings, and make sure everything is legal. Our service areas include Hamilton, Halton, Niagara, and Brantford, and our full service list is available on our website.
Final Thoughts
So, how quickly can a landlord evict a tenant in Ontario? The timeline is never instant, but with proper paperwork, notices, evidence, and a successful LTB hearing, it can move more quickly. The process runs smoother when everything is done legally from the beginning.
Frequently Asked Questions About How Quickly Can a Landlord Evict a Tenant in Ontario
1. How quickly can a landlord evict a tenant for unpaid rent in Ontario?
Usually a few weeks to a few months, depending on hearing availability and whether the tenant pays before the eviction order is issued.
2. Can a landlord evict a tenant without going to the LTB?
No. Changing locks, shutting utilities, or forcing someone out is illegal.
3. Can a tenant stop the eviction by paying rent?
If the eviction is rent-related, catching up on rent before the hearing can stop the eviction in many cases.
4. How quickly can a landlord evict a tenant for illegal activity?
It can be faster than rent cases, but we still need a proper notice, a hearing, and a Sheriff order.
5. Who removes the tenant if they refuse to leave?
Only the Sheriff can remove a tenant after the eviction order is granted.