In Ontario, once you receive an eviction order from the LTB, booking the Court Enforcement Office (Sheriff) takes an average of 2 to 6 weeks. Wait times vary heavily; rural areas may enforce within 14 days, while busy municipalities like Toronto or Brampton often face severe backlogs. The standard enforcement fee is roughly $315 CAD plus mileage.
Winning an eviction case at the Landlord and Tenant Board (LTB) is a massive relief for any property owner. However, an LTB Order is merely a legal document. If your tenant ignores the order and refuses to move out by the termination date, you cannot legally change the locks or physically remove them yourself. Doing so is an illegal lockout and can result in devastating fines under the Residential Tenancies Act (RTA).
In Ontario, the only people legally authorized to physically enforce an eviction are the Court Enforcement Officers, commonly known as the Sheriff. 👮♂️ Navigating the Sheriff’s office requires precise paperwork and a good deal of patience. Below, we break down the step-by-step process of booking the Sheriff, the exact costs you will face, and the realistic timelines landlords are experiencing as of May 2026.
Step-by-Step Process to Enforce an Eviction in Ontario
Enforcing an eviction requires transitioning from the LTB tribunal system into the provincial court system. The Sheriff operates out of the local Superior Court of Justice, meaning you must file your documents in the same municipality where the rental property is located.
Step 1: Wait for the Termination Date to Pass
Your LTB Eviction Order will have a specific termination date (e.g., “The tenant must move out on or before May 15”). You cannot contact the Sheriff before this date. You must wait until the day after the termination date to confirm the tenant is still occupying the unit.
Step 2: Obtain the Official LTB Order
Ensure you have the finalized, signed copy of the LTB Eviction Order. 📄 You will also need to fill out a specialized court form called the Eviction Information Request Form, which provides the Sheriff with details about the property, potential safety hazards, and whether the tenant has pets or known weapons.
Step 3: File with the Court Enforcement Office
Take your LTB Order and the completed information form to the local Superior Court of Justice Enforcement Office. You must pay the enforcement fee at the clerk’s counter. Once filed, your eviction is officially placed in the Sheriff’s queue.
Step 4: The Notice to Vacate
Before showing up to physically remove the tenant, the Sheriff will mail or post a Notice to Vacate on the tenant’s door. This gives the tenant one final warning, usually providing them an additional 7 days to leave voluntarily before the Sheriff returns to forcefully execute the order.
Step 5: Physical Eviction Day
If the tenant remains, the Sheriff will schedule a specific date and time to meet you (or your property manager) at the unit. You must have a locksmith present. The Sheriff will enter the unit, ensure the tenants leave, and then authorize your locksmith to change the locks, officially returning possession to you.
Step 6: The 72-Hour Belongings Rule
After the locks are changed, Ontario law dictates that you must give the evicted tenant exactly 72 hours of safe access to retrieve their remaining personal property. During this window, you cannot sell, throw away, or keep their belongings. You must coordinate a time for them to collect their items safely.
How Much Does It Cost in Ontario?
Hiring the Sheriff involves mandatory government fees and third-party logistics. Here is what landlords typically pay:
- Sheriff Enforcement Fee: The base provincial fee is approximately $315 CAD.
- Mileage Fees: The Sheriff charges a per-kilometer travel fee from the courthouse to your rental property, usually adding $40 to $100 CAD.
- Locksmith Services: You must hire your own locksmith for eviction day, which typically costs $150 to $300 CAD depending on the number of locks.
- Legal Representation: Having a paralegal or lawyer coordinate with the Sheriff usually costs $500 to $1,500 CAD.
How Long Does the Process Take?
Timelines vary drastically depending on the specific city. A property in London or Hamilton may see faster service than a downtown Toronto condo. ⏱️
| Eviction Stage | Estimated Timeline |
|---|---|
| Filing with the Sheriff | 1 to 3 days after the LTB termination date passes. |
| Sheriff Mails Notice to Vacate | Usually mailed within 1 to 2 weeks of filing. |
| Actual Physical Eviction Day | 2 to 6 weeks depending on regional court backlogs. |
Frequently Asked Questions (FAQ)
Can I call the local police to evict my tenant?
No. Local police departments (like the Toronto Police Service or OPP) consider residential evictions a civil matter. They will not enforce an LTB order. Only the Court Enforcement Office (Sheriff) has the legal jurisdiction to perform the eviction.
What happens if the tenant appeals the LTB Order?
If the tenant files a Request for Review at the LTB or appeals to the Divisional Court before the Sheriff arrives, the eviction is immediately stayed (paused). The Sheriff will cancel the eviction appointment until the appeal is resolved, which can delay the process by several months.
What do I do if the tenant leaves garbage behind after the 72 hours?
Once the strict 72-hour window expires, any belongings or garbage left in the unit legally become your property. You are free to sell, keep, or dispose of the items as you see fit. You can later sue the tenant for the disposal costs using an L10 application.
Do I have to be there on Eviction Day?
Yes. Either you, your paralegal, or your authorized property manager must be present to meet the Sheriff and let the locksmith in. If you do not show up at the scheduled time, the Sheriff will leave, and you will have to pay the fees to rebook.
Leave a Reply