A Step-by-Step Guide to Eviction Laws in Ottawa for Landlords

1) Know the framework before you start
In Ontario, evictions are governed by the Residential Tenancies Act (RTA) and handled by the Landlord and Tenant Board (LTB). A landlord can only end a tenancy for legal reasons listed in the Act, and the process must start with the proper written notice no “self-help” evictions such as changing locks. Using the wrong form or timelines can invalidate your case, so confirm the correct reason and notice at the outset.

2) Serve the correct notice and count days properly
Match the notice to the reason. Common examples include: N4 for non-payment of rent (14-day notice for monthly tenancies; 7 days if rent is paid weekly or daily), N5 for substantial interference or damage, N8 for persistent late payment, N12 for landlord’s or purchaser’s own use (requires compensation equal to one month’s rent), and N13 for demolition or major repairs (often at least 120 days’ notice). How you serve the notice affects when it’s “deemed received,” so follow the service rules carefully.

3) If the issue isn’t resolved, file with the LTB
If the tenant doesn’t pay, correct the problem, or move out by the termination date, you can apply to the LTB. Use L1 for non-payment cases tied to an N4 and L2 for most other reasons, such as N5, N12, or N13. After filing, the Board will schedule mediation and/or a hearing. Be precise with timelines—filing too early (before the notice period elapses) can result in dismissal.

4) Prepare for the hearing evidence matters
Bring organized evidence such as the lease, payment records, photos, notices, proof of service, and any relevant communications. The Board has discretion under section 83 of the RTA to delay or even refuse an eviction after considering all relevant circumstances, such as payment plans or tenant hardship. Be ready to address fairness factors as well as the legal test.

5) Enforcing an order is the Sheriff’s job, never the landlord’s
If you receive an eviction order and the tenant still does not vacate, you must file the order with the Court Enforcement Office (Sheriff) to schedule the eviction. Only the Sheriff can physically enforce an eviction in Ontario; landlords cannot remove tenants or their property themselves.

6) After eviction: the 72 hour belongings rule
Once the Sheriff has carried out the eviction, the former tenant has 72 hours to retrieve their belongings. During that period, you must make items available between 8 a.m. and 8 p.m. and keep them in or near the unit. After 72 hours, you may sell, keep, or dispose of the items if you have followed the rules. Preventing access during the 72 hours can be an offence.