An LTB eviction order does not automatically remove a tenant; you must hire the Court Enforcement Office (the Sheriff) in London to physically enforce it. The process requires filing the official order at the 80 Dundas Street courthouse, and the initial fee is approximately $315 CAD plus mileage.
Winning your case at the Landlord and Tenant Board (LTB) after months of waiting feels like a massive victory. You finally hold a legal Eviction Order in your hands. However, many landlords in London are shocked to discover that the LTB does not actually enforce its own orders. 🔍 If the termination date passes and the tenant simply refuses to leave the property, you cannot take matters into your own hands.
In Ontario, it is a severe criminal and provincial offence to change the locks, remove a tenant’s belongings, or physically force them out yourself. Generally, the only person legally authorized to execute an eviction is the Sheriff, operating out of the local Superior Court of Justice. Navigating the Court Enforcement Office requires specific paperwork and precise timing to successfully reclaim your real estate.
Step-by-Step Process in London
To finalize the eviction, you must transition from the provincial tribunal system to the municipal courthouse. 🏛 The London Court Enforcement Office is located at 80 Dundas Street. Here is the exact procedure to hire the Sheriff.
Step 1: Wait for the Termination Date to Pass
Review your LTB Eviction Order carefully. It will state a specific date by which the tenant must vacate. You cannot contact the Sheriff before this date. If the tenant is still inside the unit at 12:01 AM on the day after the specified termination date, you can proceed to the courthouse.
Step 2: File the Order at the London Courthouse
Bring the original, signed LTB order to the enforcement office at 80 Dundas Street. 📄 You will need to fill out a specialized form providing the Sheriff with details about the property, potential safety hazards (like aggressive dogs or known weapons), and pay the mandatory enforcement fee.
Step 3: The Notice to Vacate is Served
The Sheriff will not evict the tenant on the same day you pay. First, the Sheriff will drive to your rental property and post a formal “Notice to Vacate” on the tenant’s door. This notice typically gives the tenant a final grace period (usually about 7 days) to pack their belongings and leave peacefully.
Step 4: The Physical Eviction Day
If the tenant ignores the final notice, the Sheriff will return on the scheduled eviction date. 🔒 You must have a locksmith present at the exact time the Sheriff arrives. The Sheriff will knock, enter the unit, and physically remove anyone inside. Once the unit is clear, your locksmith immediately changes the locks, legally returning possession of the house to you.
How Much Does it Cost in London?
Enforcing an eviction is an additional expense that the landlord must pay upfront. While you can technically add this to the tenant’s debt, recovering the money is often difficult. As of April 2026, here are the costs associated with the London Sheriff’s office:
- Sheriff Enforcement Fee: The provincial fee to file an eviction with the Court Enforcement Office is exactly $315 CAD.
- Sheriff Mileage: You must also pay a small mileage fee for the Sheriff’s travel from the courthouse to your property, usually bringing the total court invoice to roughly $330 to $350 CAD.
- Locksmith Services: You are responsible for hiring and paying the locksmith on the day of the eviction. Emergency re-keying or lock changes typically cost $150 to $300 CAD depending on the number of doors.
| Service Required | Estimated Cost (CAD) | Who handles it? |
|---|---|---|
| Filing the Eviction | $315 + mileage | The Court Enforcement Office. |
| Changing the Locks | $150 – $300 | A private locksmith hired by the landlord. |
| Legal Representative | $200 – $400 | Optional: A paralegal attending the eviction. |
How Long Does the Process Take?
Even after winning at the LTB, getting the Sheriff to act takes time due to high volumes of evictions. ⏳ Once you file your paperwork at 80 Dundas Street and pay the fee, it generally takes 2 to 4 weeks for the Sheriff to serve the final notice and return to physically execute the eviction.
Frequently Asked Questions (FAQ)
Can I just change the locks myself if I have the LTB order?
Absolutely not. Having the order does not give you the right to enforce it yourself. If you change the locks without the Sheriff present, you are committing an illegal lockout under the RTA, and the tenant can sue you for massive damages.
What happens to the tenant’s belongings left inside?
Once the Sheriff evicts the tenant, the RTA dictates that the tenant has exactly 72 hours (3 days) to retrieve their property. You must grant them access between 8 AM and 8 PM. After 72 hours, you can legally sell, keep, or throw away anything left behind.
Will the London Police Service do the eviction for free?
No. The police deal with criminal matters and will not enforce LTB eviction orders. If you call the police, they will simply tell you that it is a civil matter and direct you to the Sheriff’s office.
Can the tenant stop the Sheriff at the last minute?
Yes, in some cases. The tenant can file an emergency “Motion to Stay” or an appeal with the LTB or the Divisional Court. If the court grants the stay, they will fax an order to the Sheriff to immediately halt the eviction until a new hearing takes place.
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