13 Reasons to Evict Your Tenant in Ontario
Not all tenancies can come to an end peacefully. Sometimes a Landlord needs to take action and evict a Tenant.
This article will provide you with the top 13 reasons to evict your Tenant in Ontario, how long that process will take, and what the cost will be to the Landlord.
Can You Evict a Tenant in Ontario?
Yes. You most certainly can evict a Tenant in Ontario, but you must have a valid reason to do so. The Residential Tenancies Act sets out the legal reasons to evict your Tenant in Ontario. A Landlord’s first step is to give the Tenant written notice that they are being evicted. Listed below are the top 13 reasons to evict your Tenant in Ontario.
Reasons to Evict Your Tenant in Ontario
1. Non-Payment of Rent
One of the most common reasons to evict a Tenant in Ontario is when the Tenant does not pay rent. If the Tenant fails to pay the full amount of rent when it is due, the Landlord has a valid reason to evict their Tenant.
If you’re interested in learning more about this eviction method, our article Evict A Tenant for Not Paying Rent Ontario offers additional insights.
2. Not Paying the Rent in Full
A Tenant has to pay the full amount of rent when it is due. If the Tenant does not pay the total amount, the Landlord can start the eviction process and kick out the Tenant.
3. Persistent Late Payment of Rent
If a Tenant is paying rent but is continuously paying it late, this could be a reason to evict your Tenant in Ontario. For example, your Tenant continuously pays rent on the 8th, but rent is due on the first of each month. The Tenant must pay rent on or before the first of each mont. If this type of behaviour has been occurring for several months, you can start the eviction process.
4. Causing Damage to the Rental Property
A Landlord has the right to evict a Tenant that has willfully or negligently caused undue damage to the rental unit or complex. In laymen’s terms, the Tenant has deliberately caused damage to the rental unit or complex by not being careful enough.
5. Illegal Activity
If a Tenant committed or is committing an illegal act in the rental unit or complex, this is grounds to evict a Tenant. Evicting a Tenant for illegal activity also applies if the Tenant allowed another person to do this in the rental unit or complex.
6. Impairing the Safety of Others
The safety of others in the rental complex is paramount. If a Tenant has impaired the safety of another person in the rental complex they can be evicted.
7. Interfering with Reasonable Enjoyment of Other Tenants or the Landlord
The Landlord or another Tenant have the right to reasonably enjoy the rental complex or unit. If a tenant continuously impacts this enjoyment in a negative matter, or interferes with the lawful rights, privileges, or interests of the Landlord or another Tenant, they can be evicted.
8. Allowing Too Many People to Live in the Rental Unit (“Overcrowding”)
You can evict a Tenant, if the number of people living in the rental unit is more than what the local by-laws permit. The Tenant will be given seven (7) days to fix the overcrowding to ensure they comply with all health, safety, and housing standards.
9. Unauthorized Occupant
The Landlord has the right to evict the Tenant and the unauthorized occupant from the rental unit if the Tenant assigned or sublet the rental unit to another person without the consent of the Landlord.
10. Personal Use by Purchaser
The Landlord decided they wish to sell the home and have entered into an agreement of purchase and sale with the buyer. If the purchaser wants to move into the rental unit, the Landlord has the right to bring an application to evict the Tenant.
11. Personal Use by the Landlord
You can evict a Tenant, if you, as the Landlord, require possession of the rental unit for your personal use. Furthermore, you can evict a Tenant if the Landlord requires possession of the rental unit for their child, their parents, their spouse’s parents, or a person who provides care services for any of these people. When one of the individuals above moves into the rental unit, they must live there for a minimum of one year.
To explore this topic in greater detail, we invite you to read our article Evict A Tenant For Personal Use Ontario.
12. Conduct Major Repairs or Renovations
If a Landlord needs to complete major renovations or repairs that require a building permit and the unit be vacant during the work, you can evict a Tenant. That being said, a Tenant has the right to move back into the rental unit, once the repairs or renovations are complete, if they give written notice to the Landlord before vacating the unit.
13. Demolish the Rental Unit or Home
The Landlord may have decided that they want to demolish the home or rental unit. This is another valid reason to evict a Tenant in Ontario.
How Long Does It Take to Evict a Tenant in Ontario?
On average, it takes approximately 75 to 150 days to evict a tenant in Ontario, depending on the reason for eviction and the current backlog at the Landlord Tenant Board. Some straightforward non-payment cases resolve faster, while disputed cases or personal use evictions can take longer.
Here is a general breakdown of the eviction timeline for a non-payment of rent case:
Serve the N4 Notice: The landlord can serve the N4 notice the day after rent is missed. The notice gives the tenant 14 days to pay or move out.
Wait Period: If the tenant does not pay within 14 days, the landlord can file the L1 application with the Landlord Tenant Board starting on day 15.
Wait for a Hearing Date: The LTB will schedule a hearing. Current wait times for a hearing date vary, but typically range from 60 to 90 days after filing.
Eviction Order: If the Board rules in the landlord’s favour, the eviction order is issued. The tenant is usually given 11 days from the order date to vacate.
Sheriff Enforcement: If the tenant still does not leave, the landlord must file the eviction order with the Court Enforcement Office (Sheriff). The Sheriff typically enforces the order within 21 to 45 days.
Total estimated timeline: approximately 75 to 150 days from the day rent is missed to the tenant being physically removed from the property.
Can You Evict a Tenant Immediately in Ontario?
Immediate eviction is extremely rare in Ontario. Even in the most serious cases, such as illegal activity or threats to safety, the landlord must still follow the Landlord Tenant Board process. However, in urgent situations, the Board can schedule an expedited hearing. For most standard eviction cases, landlords should expect the process to take several months.
The best way to minimize the timeline is to start the process as early as possible and ensure all paperwork is completed correctly from the beginning. A single mistake on the eviction notice or application can result in a dismissal, which means starting over. This is one of the key reasons landlords choose to hire professional representation. For a detailed walkthrough of the non-payment eviction process, read our guide: Evict a Tenant for Not Paying Rent Ontario.
Can You Evict a Tenant in the Winter in Ontario?
Yes, you can absolutely evict a tenant in the winter in Ontario. This is one of the most common questions we receive from landlords, and the answer is clear: there is no law in Ontario that prevents evictions during the winter months. The Residential Tenancies Act does not include any seasonal restrictions on evictions.
The eviction process works the same way in January as it does in July. You serve the appropriate notice, file your application with the Landlord Tenant Board, attend your hearing, and receive your eviction order. The winter does not change any of these steps.
Will the Landlord Tenant Board Delay a Winter Eviction?
While the Board cannot refuse to grant an eviction order based on the time of year, the adjudicator may take weather conditions into account when setting the termination date. In practical terms, this means the Board might give the tenant a few extra days to move out during an extreme cold snap, but the eviction order itself will still be granted.
This is an important distinction: the Board does not deny winter evictions. It may, in some cases, provide a slightly extended move-out timeline. This is at the discretion of the adjudicator and is not guaranteed.
Is it Illegal to Evict Someone in the Winter in Ontario?
No. It is not illegal to evict a tenant in the winter in Ontario. This is a common myth that has no basis in Ontario law. The Residential Tenancies Act does not reference seasons or weather conditions as a factor in whether an eviction can proceed.
Some tenants believe they are protected from eviction during the winter months, but this is incorrect. If a landlord has a valid legal reason to evict and follows the proper process through the Landlord Tenant Board, the eviction will proceed regardless of the season.
Can a Landlord Kick You Out in the Winter?
A landlord cannot “kick out” a tenant at any time of year without following the legal process. Whether it is winter or summer, the landlord must serve proper notice, file an application with the Landlord Tenant Board, attend a hearing, and obtain an eviction order. Only after the Board grants an order and the Sheriff enforces it can a tenant be legally required to leave.
What a landlord can do in the winter is begin the eviction process. If your tenant has stopped paying rent, is damaging your property, or you need the unit for personal use, you do not need to wait until spring to take action. Starting the process now means you could have your eviction order within a few months.
If you need to evict your tenant this winter, contact Sturino Walker Legal at 905-738-7171 for a free consultation. We can begin the process immediately.
How Much Does It Cost to Evict a Tenant in Ontario?
There are two main things that you need to consider when determining how much you will need to spend. The first cost the Landlord will incur is the Landlord Tenant Board filing fees, and the second is Legal Fees if the Landlord wants to hire legal representation.
Landlords now must file eviction applications online through the Landlord and Tenant Board (LTB) portal, and the filing fee is $186. We recommend submitting your application online, as the system should provide you with a court date promptly.
The second cost that a Landlord may incur is Legal Fees. Hiring a legal representative is always a wise choice as they are knowledgeable of the daily procedures on how the Landlord Tenant Board operates. Furthermore, they know the requirements to successfully evict your Tenant in Ontario. Legal fees will vary depending on the scope of the matter. For a free consultation with our firm, click HERE.
Eviction Notice Ontario Form
Every Tenant eviction has to start with an Eviction Form. Eviction forms explain to the Tenant what they have done wrong and how to fix the problem, if they choose to continue with their tenancy. Also, these forms explain to the Tenant how to end the lease, if they decide to do so.
Landlord and Tenant Board Contact Information
For more information regarding how to contact the Landlord and Tenant Board, please see below.
- Website: www.sjto.gov.on.ca/ltb/
- Phone: 416-645-8080 or Toll-Free 1-888-332-3234
- In Person: You can attend the Landlord Tenant Board in person to seek answers to your questions. Their locations can be found on their website HERE.
Landlord Legal Services
Sturino Walker Legal Services is proud to say we are fighting for Landlord’s rights! We know what needs to be done to ensure that your Tenant is evicted successfully.
Our article Landlord Legal Services in Ontario will help to explain why you should consider hiring legal representation. If you would like to discuss your matter immediately, please call our office and one of our representatives would be glad to assist your.
Frequently Asked Questions About Evicting a Tenant in Ontario
Q: Can a landlord evict a tenant for no reason in Ontario?
A: No. A landlord must have a valid legal reason to evict a tenant in Ontario. The Residential Tenancies Act sets out the specific grounds for eviction, which include non-payment of rent, property damage, illegal activity, personal use, and several other reasons outlined in this article. A landlord cannot simply decide they no longer want a tenant without a legally recognized reason.
Q: Can you evict a tenant without a lease in Ontario?
A: Yes. Even if there is no written lease, the tenant is still protected under the Residential Tenancies Act, and the landlord must still follow the proper eviction process. A verbal or implied tenancy agreement is just as valid as a written lease in Ontario. The same eviction forms, notice periods, and LTB procedures apply regardless of whether a lease exists.
Q: Can a landlord evict a tenant without notice in Ontario?
A: No. In Ontario, a landlord must provide written notice using the appropriate Landlord Tenant Board form before starting the eviction process. The notice period varies depending on the reason for eviction. For example, an N4 notice for non-payment of rent requires 14 days, while an N12 notice for personal use requires at least 60 days. Evicting a tenant without proper notice is not legal.
Q: What happens when a landlord evicts a tenant in Ontario?
A: The eviction process follows these steps: the landlord serves written notice to the tenant using the correct LTB form, waits for the notice period to expire, files an application with the Landlord Tenant Board, attends a hearing where both parties can present their case, and if the Board rules in favour of the landlord, receives an eviction order. If the tenant does not leave by the date in the order, the landlord takes the order to the Sheriff for enforcement.
Q: Can a landlord evict a tenant after the lease expires in Ontario?
A: In Ontario, a lease does not simply “expire” in the way many landlords expect. When a fixed-term lease ends, it automatically converts to a month-to-month tenancy under the Residential Tenancies Act. The tenant has the right to continue living in the unit, and the landlord cannot evict them simply because the original lease term has ended. The landlord must still have a valid legal reason for eviction.
Q: What are the legal grounds for eviction in Ontario?
A: The Residential Tenancies Act outlines several legal grounds for eviction in Ontario. The most common include: non-payment of rent, persistently paying rent late, causing damage to the property, engaging in illegal activity, impairing the safety of others, interfering with the reasonable enjoyment of other tenants or the landlord, overcrowding, unauthorized subletting, personal use by the landlord or a family member, personal use by a purchaser, major renovations requiring a vacant unit, and demolition of the property.
Related Articles:
- How Late Can a Tenant Pay Rent in Ontario?
- Evict A Tenant for Not Paying Rent Ontario
- Evict A Tenant For Personal Use Ontario
- Landlord Legal Services Ontario
Facing a Landlord-Tenant Dispute? Request Your Free Consultation
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Updated – March 2026
15 Response(s) for “13 Reasons to Evict Your Tenant in Ontario”
Hi, Wish to have the tenants move out by the end of the contract in order to sale the house
Hello Ori, we would be happy to assist you. Please give our office a call to book a free consultation. Thank you.
I rent out my basement for a tenant on month to month rental for 6 years now. I and my wife are both seniors (72&67 years old) and retired. Now i would like to retake my basement because we need the bathroom and laundry room due to my wife medical condition. And due to my age I don’t want to be a landlord any more due to maintenance in the wintertime.
Can I retake the basement for my personal use and give the tenant 60 or 90 days notice with 2 months rent free. Your reply would be much appreciated. Thank you.
Hello Tan, we would be happy to assist you. Please give our office a call to book a free consultation. Thank you.
Hello im constantly being harassed by my landlord he asks whos here who is this etc. Even when my mom died I had to prove to them my mom died thats why I had family here. He asks to do something on the property and I say yes thats fine and then its other things to do which hes here for 4 to 5 hours which was not described in the text. Then they open doors etc. If I can get some advice. He also talks to our next door neighbor to get information and have caught across the street watching the house. What can I do? We have been here for 4 years.
Hi there,
I have a tenant who’s living in a unit month to month. He’s been constantly late and sometimes does not pay the rent. He stole our keys and broke a hole in the door. What are the forms that I can use to help me evict him?
I’m going to college and want to occupy his unit as well. Does the N12 require me to compensate him before the termination date?
Please let me know.
Thanks
Hi Ilona, we would be happy to assist you. Please give our office a call to book a free consultation. Thank you.
Hi, I was wondering if I own a home that I rent to a tenant am I able to evict the tenant to move into the home .
Hello, we would be happy to assist you. Please give our office a call to book a free consultation. Thank you.
Upon eviction for the purpose of renovations. Does a landlord have to pay the tenant to relocate , 3 months rent ?
Hello Roy, in short, yes you are required to pay the Tenant compensation to vacate. Please give our office a call to book a free consultation and we can answer all your questions. Thank you.
Need to evict tenant Taking control of me and my place n I need room for care giver just had quadruple bypass
Hello Hank, we would be happy to assist you. Please give our office a call to book a free consultation and we can answer all your questions. Thank you.
I have a tenant who is always late in paying and she is only 5 months in my house and already owing me 2 months and despite that she still want me to rent the basement to her.I had to contact her casework for a payment plan to be able to get my payment for the month of June.she gives me problem at every slightest opportunity.during her 5 months in my property,my mental health has been messed up,even had a Car accident because of thinking about her problem.how can I get her out off my property without making her stop the payment from the case worker for the time being she will be there because am already tired of her tenancy.but she signed a one year contract which lapses February next year.
Hello Gabby, we would be happy to assist you. Please give our office a call to book a free consultation and we can answer all your questions. Thank you.