Eviction Process in Canada

A landlord cannot simply tell a tenant to leave and change the locks. Every province requires written notice on a specific form, a waiting period, and — if the tenant does not vacate — a tribunal hearing before any eviction order is issued. Skipping any step exposes the landlord to fines and the eviction to being voided.

Valid Grounds for Eviction in Canada

The reason for eviction determines which notice form applies and how much notice is required. Grounds vary slightly by province, but the core categories are consistent across Canada.

Landlords who use the wrong form, or give notice for a reason not recognized under provincial law, risk having the notice declared invalid at the tribunal.

The Eviction Process: Step by Step

The process is the same in structure across provinces, though timelines differ.

1. Landlord identifies a valid ground — non-payment, damage, own use, etc. 2. Landlord serves written notice on the correct provincial form, with the correct notice period. 3. Notice period runs — the tenant has time to remedy the issue (pay rent, stop the behaviour) or vacate. 4. If the tenant does not leave, the landlord files an application with the provincial tribunal. 5. Tribunal schedules a hearing — both parties present their case. 6. Tribunal issues an order — either granting or dismissing the eviction. 7. If eviction is granted and the tenant still does not leave, the landlord requests enforcement through the sheriff or court bailiff.

The landlord cannot physically remove the tenant at any stage before a sheriff or bailiff executes the order.

Notice Periods by Province and Ground

In Ontario, the 14-day N4 notice gives the tenant the option to pay the full amount owed before the notice period ends — if they pay, the notice is void and the tenancy continues. The landlord cannot file with the LTB until the 14 days have passed and the rent remains unpaid.

Ontario: LTB Forms, Filing, and the Backlog

Ontario's Landlord and Tenant Board (LTB) is the tribunal that handles all residential eviction applications. As of mid-2026, the LTB's case backlog remains above 50,000 files, with contested hearing dates taking 12–18 months to schedule in many regions.

Common LTB application forms for landlords:

After filing, the LTB sends a Notice of Hearing to both parties. For non-payment cases, the LTB may schedule a hearing within 25 business days. For contested L2 applications, the wait is significantly longer.

N12 — Landlord's Own Use: The landlord must pay the tenant one month's rent as compensation on or before the termination date. If the landlord does not actually move in (or have a qualifying family member move in) within a reasonable time, the tenant can file a T5 application for bad faith and claim damages.

N13 — Demolition or Major Renovation: Requires a building permit before the notice is valid. The tenant has the right of first refusal to return to the unit after renovations at the same rent.

British Columbia: Residential Tenancy Branch

In BC, landlords serve notice using RTB forms. Tenants have 15 days from receiving a One Month Notice (RTB-33) to dispute it by filing a dispute resolution application with the Residential Tenancy Branch. If the tenant does not dispute within 15 days, the notice takes effect automatically — no hearing is required.

For non-payment, the landlord serves a 10-day notice. If the tenant pays the full amount within five days, the notice is void.

BC also allows landlords to apply for a Direct Request process for uncontested evictions, which can result in an order without a hearing.

Alberta: RTDRS and No Rent Control

Alberta has no rent control, which affects the eviction landscape differently than Ontario or BC. Landlords can increase rent freely with three months' notice, which sometimes makes formal eviction unnecessary.

For non-payment, a landlord can serve a 14-day notice. If the tenant does not pay or vacate, the landlord can apply to the Residential Tenancy Dispute Resolution Service (RTDRS) or Provincial Court. RTDRS hearings are typically scheduled within 30 days — significantly faster than Ontario's LTB.

For landlord's own use, Alberta requires three months' written notice. There is no compensation requirement equivalent to Ontario's one-month payment under N12.

Quebec: Tribunal Administratif du Logement

Quebec's eviction rules are among the most tenant-protective in Canada. Landlords cannot evict a tenant for their own use without giving six months' notice before the end of the lease. The tenant has one month to refuse the repossession — if they refuse, the landlord must apply to the Tribunal administratif du logement (TAL) and prove the repossession is genuine.

Quebec also prohibits security deposits entirely. Landlords cannot collect any deposit other than the first month's rent.

For non-payment, the landlord must apply to the TAL — there is no self-help remedy. The TAL schedules hearings, and the process typically takes several months.

What Landlords Cannot Do: Illegal Eviction

Regardless of province, the following actions are illegal at every stage of the eviction process:

• Changing the locks without a tribunal order
• Removing or disposing of the tenant's belongings
• Cutting off heat, electricity, or water
• Entering the unit repeatedly without 24 hours' written notice (except emergencies)
• Threatening or harassing the tenant to force them to leave

In Ontario, a landlord who illegally locks out a tenant or cuts off utilities can face a fine of up to $50,000 under the Residential Tenancies Act. The tenant can also apply to the LTB for a remedy — including a rent abatement and an order to restore access — on an urgent basis.

Tenant Options After Receiving an Eviction Notice

Receiving a notice does not mean the tenancy is over. Tenants have several options depending on the ground and province.

For non-payment notices:

• Pay the full amount owed before the notice period ends — the notice becomes void.
• Negotiate a repayment plan with the landlord (get it in writing).
• Attend the LTB hearing and present evidence of payment or dispute the amount claimed.

For landlord's own use or renovation notices:

• File a dispute with the provincial tribunal within the required window (15 days in BC; before the hearing date in Ontario).
• Request evidence that the landlord or family member genuinely intends to occupy the unit.
• If the landlord acts in bad faith, file a T5 (Ontario) or equivalent application for compensation.

For damage or illegal activity notices:

• In Ontario, a first N5 notice gives the tenant seven days to remedy the issue. If the tenant corrects the problem within seven days, the notice is void.
• A second N5 within six months is not voidable — the landlord can proceed directly to the LTB.

At the hearing:

• Bring all documentation: lease, payment records, photos, correspondence.
• Tenants can request a duty counsel lawyer through community legal clinics at no cost.
• The LTB can order a payment plan instead of eviction if the tenant has a history of paying rent.

After the Hearing: Enforcement

If the LTB or tribunal issues an eviction order and the tenant does not leave by the termination date, the landlord must file for enforcement. In Ontario, this means requesting a Writ of Possession from the LTB and then contacting the Court Enforcement Office (sheriff) to schedule the eviction.

The sheriff gives the tenant a final notice — typically 72 hours — before attending the unit. The landlord must be present. The sheriff does not remove belongings; the landlord is responsible for arranging storage or disposal according to provincial rules.

In Ontario, abandoned property must be stored for 72 hours before disposal. In BC, the landlord must store it for 60 days.