Evicting a tenant in Ontario is a highly regulated legal process. Even when a tenant stops paying rent or violates the lease, landlords cannot evict them without following strict rules set out in the Residential Tenancies Act and by the Landlord and Tenant Board. Missteps can lead to delayed hearings, dismissed applications, or costly penalties.
For landlords in Belleville, Trenton, Cobourg, Oshawa, Picton, Campbellford, Port Hope, and Brighton, understanding how the eviction process works is essential. This guide explains when a tenant can legally be evicted, what notices and forms are required, and how the Landlord and Tenant Board process works from start to finish.
Key Takeaways
Ontario landlords must follow the Landlord and Tenant Board eviction process
Self-help evictions are illegal, even when rent is unpaid
Proper notice, documentation, and timelines are critical
Most eviction delays result from avoidable filing errors
When Can a Landlord Legally Evict a Tenant in Ontario?
Ontario landlords may evict a tenant only for reasons permitted under the Residential Tenancies Act. Common grounds for eviction include non-payment of rent, persistent late payments, substantial damage to the rental unit, illegal activity, or serious interference with other tenants.
Landlords may also apply for eviction when they or an immediate family member requires the unit for personal use, or when the property is being sold and the purchaser intends to occupy the unit. Each reason has its own notice requirements and legal standards that must be met.
Illegal Evictions and What Landlords Cannot Do
Even when a tenant is clearly in violation of their obligations, landlords are not permitted to take matters into their own hands. Changing locks, shutting off utilities, removing a tenant’s belongings, or pressuring a tenant to leave without an LTB order are all illegal under Ontario law.
These actions can result in fines, compensation orders, and reinstatement of the tenancy. For landlords in Central Ontario, where LTB enforcement has become more active, following the correct process is critical.
Required Notices and LTB Forms
The eviction process begins with serving the correct notice using the appropriate Landlord and Tenant Board form. The type of notice depends on the reason for eviction.
Common Eviction Notices
Notices frequently used by Ontario landlords include those related to unpaid rent, repeated late payments, damage to the unit, and personal use of the property. Each notice form specifies how much time a tenant has to correct the issue or vacate the unit.
Serving the wrong notice or completing it incorrectly is one of the most common reasons eviction applications are delayed or dismissed.
Filing an Application with the Landlord and Tenant Board
If the tenant does not resolve the issue within the notice period, landlords may apply to the Landlord and Tenant Board for an eviction order. Applications must include supporting documentation such as rent ledgers, photos, inspection reports, or written warnings.
Once filed, the LTB will schedule a hearing. Both landlords and tenants have the right to present evidence and respond to claims. Until an eviction order is issued, the tenant has the legal right to remain in the unit.
What Happens at an LTB Eviction Hearing?
At the hearing, the Board member will review evidence from both parties and determine whether the legal requirements for eviction have been met. In some cases, payment plans or mediated agreements may be offered instead of eviction.
If eviction is approved, the LTB will issue an order specifying when the tenant must leave. Only a Court Enforcement Officer, commonly known as the sheriff, is permitted to physically enforce the eviction.
Payment Plans, Mediation, and Conditional Eviction Orders
Not every eviction application results in an immediate eviction order. In many cases, the Landlord and Tenant Board may explore alternatives, particularly in cases of non-payment of rent. This can include payment plans, mediated agreements, or conditional eviction orders.
A payment plan allows the tenant to remain in the unit while paying off arrears over time, provided they meet specific conditions. Conditional eviction orders may state that eviction will proceed only if the tenant fails to meet the conditions by a certain date.
While these outcomes can delay vacancy, they are a common part of the Ontario eviction process. Landlords should be prepared for these possibilities and understand that compliance with Board-ordered terms is required.
How Recent Legislative Changes Affect Evictions
Recent legislative changes, including updates related to Bill 60, have impacted how eviction applications are processed in Ontario. These changes were designed to improve efficiency at the Landlord and Tenant Board, but they also place greater emphasis on accuracy and completeness when filing applications.
Incomplete forms, missing documentation, or improper notice service are more likely to result in delays or dismissals. For Central Ontario landlords, staying current with procedural changes is critical to avoiding unnecessary setbacks.
Timelines and Common Delays
Eviction timelines in Ontario vary depending on the reason for eviction, LTB backlogs, and whether the application is contested. Delays are common, particularly when forms are incomplete or evidence is insufficient.
Landlords who maintain organized records and follow notice requirements closely are better positioned to avoid unnecessary setbacks.
Frequently Asked Questions about Evicting a Tenant in Ontario
Can a landlord evict a tenant for non-payment of rent immediately?
No. Landlords must first serve the proper notice and give the tenant an opportunity to pay before applying to the Landlord and Tenant Board.
Can a landlord change the locks if a tenant stops paying rent?
No. Lock changes and other self-help measures are illegal without an eviction order enforced by the sheriff.
How long does the eviction process take in Ontario?
Timelines vary widely depending on the reason for eviction, LTB scheduling, and whether the tenant contests the application.
Can a tenant be evicted while an application is under review?
No. Tenants have the right to remain in the unit until the Landlord and Tenant Board issues an eviction order and it is enforced.
Managing Evictions the Right Way in Central Ontario
Evictions are one of the most complex and high-risk aspects of rental property ownership in Ontario. Even experienced landlords can face delays or legal exposure if the process is mishandled.
At Blue Anchor Property Management, we help landlords across Central Ontario navigate evictions, documentation, and Landlord and Tenant Board proceedings while staying compliant with Ontario law. If you are facing a difficult tenant situation, our team can help you protect your property and move forward with confidence.
Additional Resources
2026 Rent Increase Guidelines: What Landlords Need to Know
