The N4 is, by a wide margin, the most frequently used notice in Ontario’s rental system — non-payment of rent is the single most common reason tenancies end up at the Landlord and Tenant Board. Whether you’re a landlord dealing with a tenant who’s fallen behind, or a tenant who just received one of these notices and isn’t sure what happens next, understanding the N4 timeline is critical, because there’s still a way to stop the process before it goes any further.
What Is the N4 Form?
The N4 — Notice to End a Tenancy Early for Non-payment of Rent — is the notice a landlord serves when a tenant hasn’t paid rent by the due date. It states the exact amount owed, the period it covers, and a termination date by which the tenant must pay in full or move out.
Importantly, the N4 is not an eviction order. It’s the first formal step in the process — only the Landlord and Tenant Board can actually order an eviction, and that only happens after a separate application and, in most cases, a hearing.
When Can a Landlord Serve an N4?
A landlord can serve an N4 starting the day after rent was due and went unpaid — not on the due date itself. For example, if rent is due on the 1st and hasn’t been paid, the landlord can serve the notice on the 2nd.
When Can a Landlord Serve an N4?
A landlord can serve an N4 starting the day after rent was due and went unpaid — not on the due date itself. For example, if rent is due on the 1st and hasn’t been paid, the landlord can serve the notice on the 2nd.
How Much Notice Does the Tenant Get?
The required notice period depends on how often rent is paid:
- 14 days for tenancies where rent is paid monthly, bi-weekly, or yearly
- 7 days for tenancies where rent is paid daily or weekly
The termination date on the notice must be at least this many days after the notice is served — and the day the notice is served doesn’t count toward that total. If the notice is served by mail or courier rather than in person, additional days need to be added to account for delivery time.
The Most Important Thing to Know: The N4 Can Be Voided
This is the detail that matters most for tenants. If the full amount of rent owing is paid before the termination date listed on the N4, the notice becomes void and the tenancy continues as normal. The landlord cannot proceed with eviction once the arrears are paid in full within that window — this is sometimes called the “void period,” and it’s the built-in opportunity to fix the situation before it escalates.
A partial payment doesn’t automatically stop the process. Landlords aren’t obligated to accept a partial payment as satisfying the notice, and can continue toward eviction unless the tenant pays the entire amount owed by the deadline.
What Happens If the Rent Still Isn't Paid?
If the termination date passes and the full arrears haven’t been paid, the landlord can file an L1 Application with the Landlord and Tenant Board to formally request an eviction order and the collection of rent owed. This application, along with a Certificate of Service showing how and when the N4 was delivered, moves the matter toward a hearing.
At that hearing, both sides can present their case. The Board considers whether the N4 was valid, properly served, and whether the amount claimed is accurate — errors in any of these can delay or derail the landlord’s application entirely.
Common Mistakes That Can Invalidate an N4
- Serving the notice before rent is actually late — even one day early can be a problem
- Miscounting the notice period, especially when factoring in mail or courier delivery time
- Listing an incorrect arrears amount, including charges that aren’t actually rent (late fees, for example, generally can’t be included)
- Failing to name every tenant in possession of the unit
- Not keeping a Certificate of Service, leaving the landlord unable to prove the notice was properly delivered if the tenant disputes it
For landlords, even a small error can mean starting the entire process over — which costs time and, often, more unpaid rent. If you’re preparing to serve an N4, having a paralegal review the notice before it goes out can save weeks down the line.
Common Mistakes That Can Invalidate an N4
- Serving the notice before rent is actually late — even one day early can be a problem
- Miscounting the notice period, especially when factoring in mail or courier delivery time
- Listing an incorrect arrears amount, including charges that aren’t actually rent (late fees, for example, generally can’t be included)
- Failing to name every tenant in possession of the unit
- Not keeping a Certificate of Service, leaving the landlord unable to prove the notice was properly delivered if the tenant disputes it
For landlords, even a small error can mean starting the entire process over — which costs time and, often, more unpaid rent. If you’re preparing to serve an N4, having a paralegal review the notice before it goes out can save weeks down the line.
What Should a Tenant Do After Receiving an N4?
- Check the amount carefully. Confirm it matches what you actually owe.
- Pay in full if you’re able to, before the termination date, to void the notice entirely.
- Communicate with your landlord if you need time — a payment plan agreed to in writing can sometimes resolve things without an LTB filing.
- Don’t ignore it. An N4 that goes unanswered can lead to an L1 application and a hearing.
- Get advice if you’re unsure of your rights, especially if you believe the amount claimed is wrong or the notice wasn’t served properly.
If you’ve received an N4 and a hearing is approaching, our tenant eviction defence team can help you understand your options, whether that’s negotiating a resolution or representing you at the Board.
N4 vs. Other Termination Notices
Form | Reason | Notice Period | Can Be “Voided”? |
|---|---|---|---|
N4 | Non-payment of rent | 14 days (monthly) / 7 days (weekly) | Yes — pay in full to void |
N5 | Interference, damage, overcrowding | 20 days (first notice) | Yes — correct the issue within 7 days |
N6 | Illegal act | 10 days | No automatic void period |
N8 | Persistent late payment / end of term | 60 days | No |
Frequently Asked Questions
Can my landlord evict me immediately with an N4?
No. The N4 only starts the process. The landlord must apply to the LTB for an eviction order, and in most cases a hearing will take place before any eviction is granted.
What happens if I pay the rent I owe after getting an N4?
If you pay the full amount owing before the termination date on the notice, the N4 becomes void and your tenancy continues.
Does my landlord have to accept a partial payment?
No. Landlords are not required to accept partial payment as satisfying the notice, and can continue toward an L1 application unless the full amount is paid.
How quickly can a landlord serve an N4 after rent is missed?
As early as the day after the rent due date passes unpaid.
Can I be evicted for being late on rent even once?
An N4 can technically be served after a single missed payment, though many landlords use it after a pattern develops. Either way, paying the arrears in full before the termination date voids the notice.
Whether You're Behind or Owed, Get the Timeline Right
The N4 process moves fast, but it also comes with a genuine opportunity to resolve things before an eviction becomes real. Whether you’re a landlord making sure your notice will hold up, or a tenant trying to figure out your options, getting professional advice early tends to save both time and money.
At Chubz Legal, we help landlords and tenants across Ontario navigate N4 notices, L1 applications, and Landlord and Tenant Board hearings. Reach out for a free consultation before your situation reaches a hearing date.