What Is an N4 Notice? A Complete Guide for Ontario Landlords and Tenants

If you are a landlord in Ontario and your tenant has not paid rent, the N4 Notice is likely your first formal step toward resolution. If you are a tenant who has received one, understanding exactly what it means (And what you need to do next) is critical to protecting your rights and your home.

The N4 Notice is one of the most commonly used forms in Ontario’s residential tenancy system, and it has become even more significant following the legislative changes introduced under Bill 60 in November 2025. Whether you are on the issuing end or the receiving end, this guide explains everything you need to know.

The N4 Notice (Formally titled the Notice to End a Tenancy Early for Non-payment of Rent) is a legal document that a landlord serves on a tenant when the tenant has failed to pay rent by the date it is due under the tenancy agreement.

The N4 Notice serves two functions simultaneously. First, it formally notifies the tenant that they are in arrears and specifies exactly how much rent is owed and for which rental period. Second, it gives the tenant an opportunity to pay the outstanding amount and avoid formal eviction proceedings.

It is important to understand that the N4 Notice on its own does not end the tenancy. It is a notice of intent, a required first step in the eviction process that gives the tenant a defined window to remedy the situation before the landlord can take further action before the Landlord and Tenant Board (LTB).

A landlord can serve an N4 Notice on the very first day that rent is overdue. Under Ontario’s Residential Tenancies Act, rent is considered late the day after it was due under the terms of the tenancy agreement. If rent is due on the first of the month and has not been paid by that date, the landlord may serve the N4 Notice on the second of the month.

There is no requirement to wait or to informally remind the tenant before serving the notice. While many landlords choose to give tenants the benefit of the doubt for a day or two (Particularly with long-term, otherwise reliable tenants) there is no legal obligation to do so.

For an N4 Notice to be valid, it must be completed accurately and completely. A notice that contains errors (Particularly in the amount of rent owed or the rental period) can be challenged by the tenant and may be dismissed by the LTB, forcing the landlord to start the process over.

A properly completed N4 Notice must include:

• The full name of the tenant and the address of the rental unit
• The amount of rent that is overdue
• The rental period or periods for which rent has not been paid
• The termination date, which must give the tenant the required number of days to pay or vacate
• The landlord’s signature and the date the notice was prepared

Accuracy is essential. If the rent amount stated on the N4 is incorrect (Even by a small margin) the notice may be invalidated. Landlords should double-check all figures carefully before serving the notice.

This is where Bill 60, passed in November 2025, introduced one of its most significant changes.

Under the previous rules, a tenant who received an N4 Notice had 14 days to pay the full amount of rent owing. If the tenant paid within that 14-day period, the notice was voided and the tenancy continued as normal. If payment was not made, the landlord could then apply to the LTB for an eviction order.

Under Bill 60, that window has been reduced to 7 days. A tenant who receives an N4 Notice now has only 7 days from the date of service to pay the full outstanding rent before the landlord is entitled to file an application with the LTB for eviction.

This is a material change with real consequences for tenants in financial difficulty. Seven days is a short window, particularly if a tenant is waiting on a paycheque, a government benefit, or assistance from a third party. If you have received an N4 Notice and are concerned about meeting the 7-day deadline, do not wait to seek advice.

If the tenant pays the full amount of rent owing within 7 days of receiving the N4 Notice, the notice is voided. The landlord cannot proceed with an LTB application based on that notice, and the tenancy continues as normal.

It is important that the payment covers the full amount specified on the N4. A partial payment does not void the notice. If there is any disagreement about the amount owed (For example, if the tenant believes the landlord has calculated the arrears incorrectly) that dispute should be addressed directly and promptly, ideally with the assistance of a licensed paralegal.

If the tenant does not pay the outstanding rent within 7 days of receiving the N4 Notice, the landlord may file an Application to End a Tenancy and Evict a Tenant for Non-Payment of Rent (Known as an L1 Application) with the Landlord and Tenant Board.

Once the L1 Application is filed, the LTB will schedule a hearing at which both the landlord and tenant will have the opportunity to present their positions. At the hearing, the LTB may issue an eviction order, allow the tenant additional time to pay the arrears, or make other orders depending on the circumstances of the case.

It is worth noting that even at the LTB hearing stage, a tenant may be given the opportunity to pay the outstanding rent and avoid eviction, though this is at the discretion of the adjudicating member and is not guaranteed.

Given that an improperly completed N4 can be challenged and dismissed, it is worth being aware of the most common errors landlords make when preparing and serving this notice.

Incorrect rent amount: The most frequent cause of a voided N4 is an error in the amount claimed. Only rent that is legally owing can be included; not late fees, utility charges, or other amounts unless they are specifically included as rent in the tenancy agreement.

Wrong rental period: The notice must accurately specify the period or periods for which rent has not been paid. Listing incorrect dates is a common error that can undermine the notice’s validity.

Improper service: The N4 must be served on the tenant in a manner that complies with the Residential Tenancies Act. Acceptable methods include handing it directly to the tenant, placing it in the mailbox, or sending it by courier or email if the tenant has agreed to receive documents electronically. Slipping it under the door does not constitute valid service.

Including non-rent charges: As noted above, the N4 can only claim unpaid rent. Attempting to include other charges will not only invalidate those amounts, it may compromise the entire notice.

Receiving an N4 Notice can be alarming, but it is important to respond to it calmly and quickly. Here is what tenants should do immediately upon receiving one.

Read it carefully. Verify that the information on the notice is accurate, particularly the amount claimed and the rental period. Errors on the notice may give you grounds to challenge it.

Act within 7 days. If the amount is correct and you owe the rent, pay it in full within 7 days to void the notice. Even if you cannot pay the full amount immediately, contact your landlord to discuss a payment arrangement, though be aware that a partial payment does not void the notice on its own.

Seek legal advice promptly. If you believe the notice contains errors, if you dispute the amount claimed, or if you are unable to pay and an LTB hearing appears likely, contact a licensed paralegal as soon as possible. The timelines under the new rules are short, and waiting reduces your options.

Whether you are a landlord preparing to serve an N4 Notice and want to ensure it is completed correctly, or a tenant who has received one and is unsure of your next steps, Judi Simms Paralegal Professional Corporation is here to help.

Our team has been representing landlords and tenants before the Landlord and Tenant Board for over 30 years. We are fully current on the changes introduced by Bill 60, including the new 7-day payment window, and we provide practical, straightforward advice tailored to your specific situation.

We serve clients in Richmond Hill, Vaughan, Markham, Newmarket, Aurora, Mississauga, and throughout the Greater Toronto Area.

Call us at 905-737-9747 or email jsimms@rogers.com to schedule a consultation. We respond to all inquiries within one business day.

Judi Simms Paralegal Professional Corporation – 41 Regent Street, Richmond Hill, ON L4C 9E2

The information in this blog post is intended for general informational purposes only and does not constitute legal advice. Every tenancy situation is unique. If you have questions about an N4 Notice or any other landlord and tenant matter, please contact our office to speak with a licensed paralegal.