In Ontario, a standard eviction process currently takes between 6 to 12 months. This includes the initial notice period, waiting for a Landlord and Tenant Board (LTB) hearing due to massive backlogs, waiting for the formal eviction order, and finally scheduling the Sheriff (Court Enforcement Office) to enforce the lockout.
Facing an eviction is an incredibly stressful experience for both landlords and tenants. A property owner wants their unit back, while a renter is desperately trying to keep a roof over their head. Because housing is a fundamental need, the provincial government has strict laws to ensure nobody is thrown out onto the street overnight. 📝
Many people mistakenly believe that a landlord can simply change the locks if a tenant misses a rent payment. In reality, landlords must navigate a rigid, multi-step legal procedure through the Landlord and Tenant Board (LTB).
This guide will walk you through exactly how long the eviction process takes in Ontario as of March 2026. We will break down the timelines from the first warning notice to the final arrival of the Sheriff, and explain when it is wise to consult a local law firm to protect your rights.
Step-by-Step Eviction Process in Ontario
Whether you rent an apartment in Toronto, a townhouse in Ottawa, or a basement suite in Mississauga, the legal steps for eviction are identical across Ontario. Neither the landlord nor the local police have the authority to forcibly remove a tenant without following these steps. 📍
Understanding this timeline is crucial so you know exactly how much time you have to find a new home or prepare a legal defence.
Step 1: Serving the Notice of Termination
The eviction process begins when the landlord gives the tenant a formal, written LTB notice. The type of notice determines how much time the tenant initially has. ❗
For example, if the tenant has not paid rent, the landlord will serve an N4 Notice, which gives the tenant 14 days to pay the arrears or move out. If the landlord wants the unit for their own personal use, they must serve an N12 Notice, which provides a minimum of 60 days’ warning.
Step 2: Filing the Application with the LTB
If the notice period expires and the tenant has not moved out or corrected the issue, the landlord cannot simply kick them out. The landlord must now file an application (such as an L1 or L2 form) with the Landlord and Tenant Board.
Once the application is filed through the Tribunals Ontario Portal, the case enters the provincial backlog. The tenant is legally allowed to remain in the rental unit and must continue to pay their regular monthly rent while waiting.
Step 3: Attending the Virtual Hearing
Eventually, the LTB will schedule a hearing, which is almost always conducted virtually via Zoom or by telephone. Both the landlord and the tenant will have the chance to present their evidence. 💪
You can represent yourself, or you can hire a local lawyer or paralegal to speak on your behalf. If the adjudicator sides with the landlord, they will issue a formal written Eviction Order. This order usually gives the tenant a final date to vacate, often 11 to 30 days after the hearing.
Step 4: Enforcing the Eviction with the Sheriff
If the final date on the Eviction Order passes and the tenant is still inside the unit, the landlord must take the LTB order to the local Court Enforcement Office.
Only a Court Enforcement Officer (commonly called the Sheriff) has the legal authority to forcefully remove a tenant and allow the landlord to change the locks. The Sheriff will mail a final warning to the tenant, giving them a few days to pack before the physical lockout occurs.
How Much Does it Cost in Ontario?
Evictions are costly for landlords and can be financially devastating for tenants. A landlord must pay several non-refundable fees just to move the process forward. 💰
Here is a breakdown of the typical costs a landlord faces during the eviction process:
| Service / Application | Estimated Cost (CAD) | Who Pays? |
|---|---|---|
| L1 / L2 LTB Filing Fee (Online) | $186 | Landlord (Tenant may reimburse if ordered) |
| Court Enforcement (Sheriff) Fee | Approx. $315 + mileage | Landlord |
| Law Firm / Paralegal Representation | $1,000 – $3,000+ Flat Fee | Landlord or Tenant directly |
| Locksmith Fees (After Sheriff) | $150 – $300 | Landlord |
If a tenant files an appeal or a motion to set aside the eviction order, this can pause the entire process and add further legal expenses for both sides.
How Long Does the Process Take?
As of 2026, patience is heavily required. The initial notice period takes between 14 and 60 days depending on the form used. ⏱
Once the landlord files with the LTB, waiting for a hearing date takes roughly 4 to 8 months due to severe administrative backlogs. After the hearing, it takes the adjudicator 30 to 60 days to write and mail the official order.
Finally, scheduling the Sheriff to execute the lockout typically adds another 2 to 4 weeks. In total, a landlord should expect the process to take anywhere from 6 to 12 months from start to finish.
Frequently Asked Questions (FAQ)
Can a landlord change the locks if I don’t pay rent?
Absolutely not. It is highly illegal for a landlord in Ontario to change the locks, cut off vital services, or touch your belongings without a Sheriff present. If your landlord locks you out illegally, you must call the Rental Housing Enforcement Unit (RHEU) immediately.
Can I stop an eviction if I pay my rent arrears?
Yes. If you receive an N4 notice for non-payment of rent, you have a 14-day window to “pay and stay.” If you pay the full amount owed before the deadline, the eviction notice becomes entirely void. Even up to the day of the hearing, paying the arrears and the landlord’s filing fee will usually stop the eviction.
Does winter weather stop evictions in Ontario?
No. There is a persistent myth that tenants cannot be evicted during the cold Canadian winter. While an LTB adjudicator might occasionally grant a short delay out of compassion during extreme storms, winter evictions are completely legal and frequently happen.
Do I have to move out on the date written on the N12 notice?
No. An eviction notice is simply a request from the landlord. You have the absolute legal right to remain in the unit and wait for a hearing at the LTB. Only an adjudicator can issue a legally binding order forcing you to leave.
Should I hire a law firm to fight my eviction?
If you believe the landlord made a mistake on the paperwork, or if you suspect they are acting in bad faith, hiring an experienced local law firm or paralegal is highly recommended. The LTB rules are incredibly strict, and a legal professional can help you navigate the complex hearing process.
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