In Ontario, a legal eviction usually it may take 4 to 12 months from the day the notice is served to the day the Sheriff enforces the order. The exact time depends on the reason for eviction, how backlogged the Landlord and Tenant Board (LTB) is, and whether the tenant disputes the case. Non-payment evictions move faster than “own use” or renovation evictions, but nothing happens overnight — self-help lockouts are illegal.
What Are the Steps in the Eviction Process?
Every legal eviction in Ontario follows the same path. A landlord cannot skip a step, and a tenant has the right to be heard at each one.
- Serve the correct notice. For non-payment it’s an N4; for own use it’s an N12; for damage or conduct it’s an N5, N6, or N7. The notice must give the tenant the legally required amount of time to fix the problem or move out.
- File the application with the LTB. If the tenant does not comply, the landlord files an L1 or L2 application and pays the filing fee.
- Wait for a hearing date. This is usually the longest part — it can take several months depending on the LTB’s backlog.
- Attend the hearing. Both sides present evidence. The tenant can raise defences, ask for more time, or dispute the notice.
- Receive the LTB order. If the landlord wins, the order sets a move-out date.
- Enforce through the Sheriff. Only the Sheriff (Court Enforcement Office) can physically remove a tenant — never the landlord.
How Long Does Each Stage Take?
| Stage | Typical time |
| Notice period (e.g., N4) | 14 days |
| Filing to hearing date | 2–6 months |
| Hearing to written order | 1–8 weeks |
| Order to Sheriff enforcement | 8–10 weeks |
Can a Tenant Slow Down an Eviction?
Yes — legally. A tenant can pay the arrears to void an N4, raise maintenance issues, request an adjournment, or ask the LTB for extra time based on hardship. These are legitimate rights, not “tricks,” and they are exactly why landlords benefit from having the paperwork done correctly the first time. A single error on a notice can get the whole application dismissed and force the landlord to start over.
What Should Landlords and Tenants Do?
Landlords: Serve the right notice, fill it out perfectly, and keep proof of service. Most delays come from technical mistakes that a paralegal catches before filing.
Tenants: Do not ignore a notice. You often have more rights and more time than you think, but only if you respond correctly and on time.
Can a landlord evict a tenant without going to the LTB?
No. Except for very limited situations, a landlord must get an LTB order and use the Sheriff. Changing the locks or removing belongings is an illegal lockout.
How long does a non-payment (N4) eviction take?
Usually 3–5 months in total, assuming the tenant does not pay the arrears or dispute the case.
Can a tenant be evicted in winter in Ontario?
Yes. There is no seasonal ban on evictions in Ontario, though the LTB may consider hardship when setting a move-out date.
Facing an eviction — whether you’re a landlord who needs to file or a tenant who was just served — the timeline is manageable when the paperwork is done right.
Learn about our Landlord & Tenant Board representation or book your free 15-minute consultation today. JC Paralegal Services (Law Society of Ontario license P20100) represents landlords and tenants across Mississauga, Brampton, Milton, and the GTA.