Once the Landlord and Tenant Board (LTB) issues an Eviction Order in Ontario, you typically have 11 days to move out. If you do not leave by the specified termination date, only the Court Enforcement Office (the Sheriff) has the legal authority to physically remove you and change the locks.
Receiving an official Eviction Order from the Landlord and Tenant Board (LTB) is an incredibly overwhelming moment. Many tenants panic, assuming the landlord will show up the very next morning with a locksmith to throw their belongings onto the street. 📝
Fortunately, Ontario’s Residential Tenancies Act (RTA) is designed to prevent sudden, chaotic evictions. Even after an adjudicator rules against you, there is a strict legal process and a mandatory waiting period before anyone can physically force you out of your home.
This guide will explain exactly how to read your Eviction Order, what happens when the termination date passes, and how the Sheriff enforces the lockout. We will also discuss when it might be crucial to consult a local law firm if you need to file an emergency appeal to buy yourself more time.
Step-by-Step Process in Ontario
Whether you rent a townhouse in Mississauga, an apartment in Toronto, or a basement suite in Ottawa, the eviction timeline follows the exact same provincial rules. Landlords cannot bypass these steps, no matter how frustrated they are. 📍
Understanding your rights during this critical window can help you transition to a new home safely or fight the order if a severe legal error was made.
Step 1: Read the Termination Date on the Order
When you receive the written Eviction Order in the mail or by email, look closely at the final page. The adjudicator will specify an exact date by which you must vacate the rental unit. ❗
In most standard cases, such as an eviction for non-payment of rent (L1) or personal use (L2), this date is usually 11 days after the order is officially issued. You are legally allowed to remain in the property right up until midnight on that specific date.
Step 2: Understand the Landlord’s Limitations
If the termination date arrives and you are still packing your boxes, it is vital to know that the landlord cannot take matters into their own hands.
The landlord is strictly prohibited from changing the locks, shutting off your electricity, or moving your furniture themselves. If a landlord attempts a “self-help” eviction, you must call the local police and the Rental Housing Enforcement Unit (RHEU) immediately to report an illegal lockout.
Step 3: Await the Sheriff’s Notice to Vacate
If you do not move out by the deadline, the landlord must take the LTB Eviction Order to the local Court Enforcement Office.
The Court Enforcement Officer (commonly called the Sheriff) will then mail or deliver a “Notice to Vacate” to your door. This notice usually gives you a final warning, granting you an additional few days (often 3 to 7 days, depending on the municipality) to leave before they return to execute the physical eviction.
Step 4: The Physical Lockout and 72-Hour Rule
On the scheduled date, the Sheriff will arrive at your unit, instruct you to leave immediately, and allow the landlord to change the locks. 🔑
If you are locked out by the Sheriff, the law gives you exactly 72 hours to retrieve your belongings. The landlord must give you access to the unit between 8:00 a.m. and 8:00 p.m. during this 72-hour window. After that, they can legally sell or dispose of anything you left behind.
How Much Does it Cost in Ontario?
Staying past the termination date on an Eviction Order is not free. While the landlord must pay the upfront enforcement fees, the LTB often orders the tenant to reimburse these costs eventually. 💰
Here is a breakdown of the typical costs associated with the final stages of an eviction:
| Action / Fee Type | Estimated Cost (CAD) | Who Pays? |
|---|---|---|
| Landlord’s LTB Filing Fee | $186 | Tenant (Usually ordered by LTB) |
| Sheriff Enforcement Fee | Approx. $315 + mileage | Tenant (Added to final debt) |
| Daily Overholding Rent | Prorated daily rent | Tenant pays for extra days stayed |
| Emergency Lawyer to Appeal | $1,000 – $3,000+ | Tenant pays out of pocket |
Once the eviction is complete, the landlord can take the LTB order to Small Claims Court to garnish your wages or bank accounts to collect these unpaid fees and rent arrears.
How Long Does the Process Take?
Once the adjudicator signs the Eviction Order, the standard move-out date is usually set for 11 days later. ⏱
If you do not leave, it takes the landlord time to schedule the Sheriff. Depending on how busy the Court Enforcement Office is in your city, the Sheriff might take anywhere from 2 to 4 weeks to show up at your door.
If you file an emergency “Request to Review” or a “Motion to Stay” with the LTB because you found the money to pay your rent arrears, you can temporarily pause the Sheriff’s timeline while the adjudicator reviews your case.
Frequently Asked Questions (FAQ)
Can I stop the eviction if I pay all the rent on the last day?
Generally, yes. If your eviction is strictly for non-payment of rent, Ontario law usually allows you to “pay and stay.” You must pay the full rent arrears, plus the landlord’s LTB filing fee, before the Sheriff arrives. You then file a motion with the LTB to legally void the order.
Will the police force me to leave?
Local police (like the Toronto Police Service or OPP) generally do not execute LTB Eviction Orders. This is the exclusive job of the Court Enforcement Office (the Sheriff). Police will only intervene to keep the peace if a physical altercation occurs during the lockout.
Do I have to pay rent for the days I stay past the deadline?
Yes. If you stay in the unit past the termination date while waiting for the Sheriff, you are legally responsible for paying “overholding compensation.” This is simply your regular rent amount prorated for each additional day you occupy the unit.
Can the landlord charge me storage fees during the 72 hours?
No. After the Sheriff executes the eviction, the landlord must provide you with access to retrieve your property during the 72-hour window completely free of charge. They cannot demand payment before unlocking the door to let you get your furniture.
Should I hire a law firm if the order has an incorrect date?
If the LTB made a serious factual error or denied you a fair hearing, you have a very short window (usually 30 days) to file a Request to Review. Hiring an experienced local paralegal or law firm is highly recommended to quickly file a stay of eviction and build a strong legal argument.
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