Got an N4 Notice? Here's What to Do (Don't Panic)

You just received an N4 Notice from your landlord. Your heart is racing, your mind is spinning with worst-case scenarios. Take a breath — this guide will walk you through exactly what to do, step by step.

An N4 Notice is scary, but here's the truth: it's not an eviction. Only the Landlord and Tenant Board (LTB) can evict you. You have options, you have rights, and you have time to respond — though under Bill 60, that time is shorter than it used to be.

What You'll Accomplish

By following this guide, you'll be able to:

• Understand what an N4 actually means (and what it doesn't)
• Check if the notice is even valid — landlords make mistakes
• Choose the best path forward for your situation
• Protect your rights and keep your home

Difficulty Level: Medium — requires careful attention to deadlines and documentation, but no legal expertise needed.

Total Time: Immediate actions take 2-4 hours. Full resolution ranges from 7 days to 4+ months depending on your path.

Cost: $0 if you pay arrears or use free legal resources. $200-$1,000+ if you hire a paralegal (optional).

What You'll Need

Before you begin, gather these materials:

• Your N4 Notice — including page 2 (the calculation table)
• Your lease agreement — to confirm correct rent amount and tenant names
• Rent payment records — bank statements, e-transfer confirmations, receipts (last 12 months)
• Calculator — smartphone calculator works fine
• Calendar with alerts — the 7-day deadline is critical

Step-by-Step: How to Respond to an N4 Notice

1. Stop, Breathe, and Read the Entire Notice

   ⏱ 10-15 minutes

   Take 10 minutes to read the N4 from start to finish — including page 2 (the calculation table). Do not skip any section.

   Note these key details:

   • The termination date — this is your critical deadline
   • The total amount the landlord claims you owe
   • The rental periods listed on page 2
   • How the notice was delivered to you
   💡 Pro Tip: Take photos of every page of the N4 immediately. Store them in your phone and email them to yourself for backup.
   ⚠️ Warning: An N4 is NOT an eviction order. Only the LTB can evict you. Do not panic and leave voluntarily — you have rights.

2. Check If the N4 Is Valid

   ⏱ 30-45 minutes

   Landlords frequently make errors on N4 notices. A defective N4 can get the entire case dismissed at the LTB. Go through this checklist:

   

   N4 Validity Checklist:

   • Was it served the day AFTER rent was due (not on the due date)?
   • Is the termination date at least 7 days after service date?
   • Are ALL tenant names on the lease listed correctly?
   • Is the rental unit address complete and accurate?
   • Does the amount ONLY include rent (no late fees, utilities, parking, NSF charges)?
   • Is the math correct on page 2?
   • Is the notice signed by the landlord?
   • Was it served using an approved method (not just email or text)?

   Approved service methods: Handed directly to tenant, left in mailbox, slid completely under the door, or sent by mail/courier (adds 5 days to termination date).

   🔍 Verify the Termination Date: Landlords often miscalculate this. Use our free termination date calculator to check if your landlord got it right — if they didn't, the N4 may be invalid.

   💡 Pro Tip: Even a $50 error in the calculation can invalidate the entire N4. Check the math carefully against your own payment records.
   ⚠️ Warning: If you find errors, do NOT tell your landlord yet. Save this as your defence at the LTB hearing. A defective N4 means the case gets dismissed.

3. Calculate What You Actually Owe

   ⏱ 15-30 minutes

   Compare the landlord's claimed amount against your actual payment records:

   1. List each month's rent that was due during the period on the N4
   2. List each payment you made (with dates and amounts)
   3. Subtract payments from rent owed
   4. Compare your total to the N4's total
   
   💡 Pro Tip: If you made any payment BEFORE the N4 was issued, the landlord MUST have credited it. If they didn't, the N4 is defective.
   ⚠️ Warning: Do NOT include your last month's rent deposit in your calculations. That deposit can only be applied to your actual last month of tenancy.

4. Choose Your Path — You Have 3 Options

   ⏱ Decision time

   Based on your situation, choose one of these three paths:

   

   Option A: Void the N4 by Paying in Full

   • Best if: You can pay the full amount owed
   • Deadline: Within 7 days of receiving the N4 (Bill 60 change)
   • Result: N4 becomes void, tenancy continues, case closed

   Option B: Negotiate a Payment Plan

   • Best if: You need more time but can pay eventually
   • Deadline: Before landlord files L1 application
   • Result: May avoid LTB hearing if landlord agrees

   Option C: Dispute at the LTB Hearing

   • Best if: N4 is defective OR you disagree with the amount
   • Deadline: At your scheduled hearing (typically 3 months out)
   • Result: LTB decides — could dismiss case, order payment plan, or evict
   💡 Pro Tip: You can combine options. Try to negotiate while preparing for a hearing.
   ⚠️ Warning: Under Bill 60, you only have 7 days to void the N4 (down from 14 days). Act fast if you're choosing Option A.

5. Option A — Pay in Full to Void the N4

   ⏱ 1-2 hours

   If you can pay, follow these exact steps:

   Calculate the total amount needed:

   • Arrears listed on N4
   • PLUS any new rent that came due since the N4 was issued

   Pay by the termination date:

   • Use a traceable method (e-transfer, bank transfer, certified cheque)
   • Keep confirmation/receipt

   Get written confirmation:

   • Email landlord confirming payment was made
   • Request written acknowledgment that N4 is voided
   💡 Pro Tip: If you're short on funds, apply to the Toronto Rent Bank immediately: 416-397-RENT (7368). Maximum grant: $5,000. Processing: 5+ business days (can be expedited in emergencies).
   ⚠️ Warning: Partial payment does NOT void the N4. You must pay the FULL amount. If you pay 95%, the landlord can still proceed with eviction.

6. Option B — Negotiate a Payment Plan

   ⏱ 1-3 days

   Contact your landlord IN WRITING to propose a payment plan. Here's a sample email:

   Subject: Payment Plan Proposal — [Your Address]

   Dear [Landlord Name],

   I received the N4 Notice dated [date] regarding rent arrears of [amount].

   I acknowledge I owe this amount and want to resolve it. Due to [brief reason — job loss, medical issue, etc.], I'm unable to pay in full immediately.

   I propose the following payment plan:

   • [Date]: $[amount]
   • [Date]: $[amount]
   • [Date]: $[amount]
   • Plus ongoing rent of $[amount] on the 1st of each month

   I'm committed to honoring this plan and maintaining my tenancy. Please let me know if you're willing to accept this arrangement.

   [Your Name]
   [Your Phone]

   💡 Pro Tip: If landlord agrees, get it in writing with specific dates and amounts. Use the LTB's Payment Agreement form for extra protection.
   ⚠️ Warning: Payment plans are NOT legally binding unless ordered by the LTB. The landlord can still file an L1 even after agreeing to a plan.

7. Option C — Prepare for the LTB Hearing

   ⏱ Ongoing (2-4 months until hearing)

   If you can't pay and the landlord files an L1 application, prepare for your hearing.

   Timeline after Bill 60:

   • Day 1: Rent due
   • Day 2: Landlord can serve N4
   • Day 9: N4 termination date (7 days for monthly tenancies)
   • Day 10: Landlord can file L1 with LTB
   • ~3 months later: LTB hearing scheduled

   Documents to gather:

   • Copy of your lease
   • All rent payment receipts/records
   • Copy of the N4 notice
   • Photos/records of maintenance issues (if raising Section 82)
   • All communication with landlord
   • Income documentation (for payment plan request)
   💡 Pro Tip: Get free help from Tenant Duty Counsel at your hearing. Sign up at tdc.acto.ca ↗ or arrive 30 minutes early.
   ⚠️ Warning: Bill 60 — 50% Rule: To raise maintenance or harassment issues at a non-payment hearing, you must give landlord and LTB written notice 5-7 days before hearing AND pay at least 50% of the claimed arrears first.

8. Attend Your LTB Hearing

   ⏱ 2-4 hours (hearing day)

   On your hearing day:

   1. Log in or arrive 30 minutes early — most hearings are video (Microsoft Teams)
   2. Sign up for Tenant Duty Counsel — free legal help available at most hearings
   3. Have documents organized — rent records, N4 notice, evidence of errors
   4. At the hearing: Listen carefully, answer honestly, present evidence clearly

   Possible outcomes:

   • Payment plan order — you stay, pay over time
   • Standard order — pay full arrears + costs within 11 days
   • Eviction order — Sheriff can enforce after deadline
   • Dismissal — if N4 was defective, landlord starts over
   💡 Pro Tip: Even after an eviction order, you can void it by paying the full amount (arrears + application fee + costs) before the Sheriff enforces it.
   ⚠️ Warning: If you don't attend, you may get a default eviction order without being heard.

9. After the Hearing — Know Your Options

   ⏱ Varies

   If you received a standard order:

   • Pay the full amount by the deadline to void the order
   • If you can't pay, Sheriff may enforce eviction after deadline

   If you want to appeal:

   • Bill 60 Change: Only 15 days to request a review (down from 30)
   • Contact a legal clinic immediately
   • Extensions are rare — act fast

   If you need to move:

   • You do NOT have to leave until the Sheriff arrives
   • Take photos of the unit's condition
   • Get last month's rent deposit credited
   • Return keys and request written confirmation
   ⚠️ Warning: The 15-day review window is strict. Do not wait until the last day.

Troubleshooting Common Problems

Problem: I missed the 7-day deadline to void the N4.

Solution: You still have rights. Prepare for the LTB hearing. You can still pay arrears before the hearing to potentially avoid eviction.

Problem: The landlord included late fees or utilities on the N4.

Solution: This may invalidate the N4. Document it and raise it at your hearing. The LTB may dismiss the landlord's application.

Problem: I can't afford to pay any of the arrears.

Solution: Apply to Toronto Rent Bank ↗ (416-397-RENT). Contact a community legal clinic for advice. Request a payment plan at the LTB.

Problem: The landlord changed the locks or shut off utilities.

Solution: This is an illegal "self-help" eviction. Call police. File a T2 application with the LTB. You may be entitled to compensation.

When to Get Professional Help

Consider getting professional help if:

• You have multiple legal issues (maintenance, harassment, illegal fees)
• You're confused by the process or deadlines
• You've received a Sheriff's notice of eviction
• You need representation at the LTB hearing

Free Legal Resources:

• Community Legal Clinics: legalaid.on.ca ↗ or 1-800-668-8258
• Tenant Duty Counsel: tdc.acto.ca ↗
• ACTO: acto.ca ↗
• 211 Ontario: Dial 211

Key Takeaways

• An N4 is not an eviction — only the LTB can evict you
• You have 7 days to void the N4 by paying in full (Bill 60 change)
• Check for errors — a defective N4 can get the case dismissed
• You have options — pay, negotiate, or dispute
• Free help is available — Tenant Duty Counsel, legal clinics, Rent Bank
• Don't leave voluntarily — you have rights until the Sheriff enforces an order

An N4 notice is scary, but it's not the end. You have rights, you have options, and you have resources to help you through this. Don't panic — take it step by step.

Frequently Asked Questions

Can I void an N4 by paying partial rent?

No. You must pay the full amount owed to void an N4. Partial payment does not stop the eviction process — your landlord can still proceed with filing an L1 application.

What if my landlord included late fees on the N4?

This may invalidate the entire N4. The form can only include rent — not late fees, NSF charges, utilities, or damages. Document this error and raise it at your LTB hearing. The case may be dismissed.

How long do I have to respond to an N4?

Under Bill 60, you have 7 days from when the N4 was served to pay in full and void the notice. After that, the landlord can file an L1 with the LTB, but you still have rights at the hearing (typically 3 months later).

Can I be evicted in winter in Ontario?

Yes. Ontario has no "winter eviction ban." If the landlord obtains a valid eviction order from the LTB, the Sheriff can enforce it at any time of year.

What happens if I miss my LTB hearing?

If you don't attend, the adjudicator may issue a default eviction order without hearing your side. Always attend or request an adjournment in advance if you cannot make it.

Can my landlord just change the locks?

No. This is an illegal "self-help" eviction. Only the Sheriff can enforce an eviction after a valid LTB order. If your landlord changes locks or shuts off utilities, call police and file a T2 application — you may be entitled to compensation.

Related Resources

• How Landlords Use the N4 Notice (Landlord Guide) — Understand their process to spot errors
• 5 Things Your Landlord CAN'T Do in Ontario — Know your rights
• Bill 60 Ontario: Complete Guide — All the changes affecting tenants
• N4 Termination Date Calculator — Check if your landlord's dates are correct
• Landlord and Tenant Board (Official) ↗

Disclaimer: This article provides general information about Ontario landlord-tenant law and is not legal advice. Laws and procedures may change — always verify current requirements with the Landlord and Tenant Board ↗. For legal advice specific to your situation, consult a licensed paralegal or lawyer.

Last Updated: January 2026

Bill 60 Status: Incorporates November 2025 changes (7-day notice period, 15-day review window, 50% arrears rule)