Understanding the
N4 Notice

Updated August 2026  ·  By JC Paralegal Services

The N4 Notice to End a Tenancy Early for Non-payment of Rent is the legally required first step a landlord must take before filing an eviction application with the Landlord and Tenant Board. Without a valid N4, the LTB will not process an L1 application - and a defective N4 can result in the entire case being dismissed at the hearing.

This guide covers everything a landlord needs to know about the N4: what it must contain, how and when to serve it, what happens during the 14-day voiding period, and the mistakes that most often sink an otherwise legitimate case.

What Is the N4?

The N4 is a formal written notice from a landlord to a tenant, stating that rent has not been paid and that the tenancy will be terminated if the outstanding amount is not paid within 14 days. It is not an eviction order - it is a mandatory notice that initiates the eviction process. The tenant retains the right to stay if they pay the full amount owed before the termination date on the notice.

The N4 is a prescribed form under the Residential Tenancies Act, 2006. You must use the official LTB version, which is available through the Tribunals Ontario website. You cannot create your own version.

What the N4 Must Contain

The N4 must accurately state all of the following:

• The address of the rental unit (must match the lease)
• The tenant's legal name (all tenants on the lease must be named)
• The rent period(s) for which rent is unpaid (e.g., "July 1 to July 31, 2026")
• The exact amount of rent owed for each period
• The total amount owing
• The termination date (at least 14 days from the date of service)

The 14-Day Voiding Period

Once the N4 is properly served, the tenant has 14 days to pay the full amount owed. The 14-day window begins on the date of service (or 5 days after mailing, if served by mail).

If the tenant pays the full amount within those 14 days, the notice is void - it has no legal effect, and the landlord cannot proceed with an L1 application based on that notice. The tenancy continues as before.

If the tenant does not pay within 14 days, the landlord may then file an L1 Application to Evict a Tenant for Non-payment of Rent with the LTB. The L1 can be filed the day after the termination date on the N4.

What If the Tenant Pays Partially?

Partial payment does not void the N4. If the tenant pays some but not all of what is owed by the termination date, the N4 remains valid and the landlord may still file the L1. The L1 application can be updated to reflect payments received.

How to Serve the N4

The Residential Tenancies Act prescribes how LTB notices must be served. The permitted methods for serving an N4 are:

• Hand delivery directly to the tenant
• Placed under the door of the rental unit
• Mail (regular mail - add 5 days to the 14-day window to account for delivery)
• Email, only if the tenant has provided written consent to receive notices by email
• Courier or document exchange

Keep a written record of how, when, and where you served the notice. If the matter proceeds to a hearing, you will be asked to explain how service was accomplished. A signed certificate of service is strongly recommended.

Common Mistakes That Void an N4

The following errors are the most frequent reasons an N4 is challenged at a hearing - and can result in the entire L1 application being dismissed:

Wrong Rent Amount

The amount claimed must equal the rent legally owed under the tenancy. Charging NSF fees, parking fees not included in the original lease, or "administration charges" that are not permitted by the RTA will make the notice defective. The LTB has repeatedly held that an N4 with an inflated amount is void.

Wrong Termination Date

The termination date must be at least 14 days after the date of service. Miscounting, failing to add mailing days, or using the wrong service date are all common errors. If the termination date is even one day too early, the notice is defective.

Missing or Wrong Tenant Names

All tenants listed on the lease must be named on the N4. If the tenancy has co-tenants and one is omitted, the notice may be valid only against the named tenant, creating complications for the L1 application.

Wrong Rental Period

The notice must correctly identify the rental period(s) for which rent has not been paid. If you list "June 1 - June 30" but the tenant actually paid June rent and owes July, the notice is based on a false premise and is defective.

Improper Service

Sliding the notice under a building lobby door (not the unit door), texting a photo of the notice, or leaving it with a neighbor does not constitute valid service under the RTA. Improper service means the notice was never legally delivered, and the termination date never began to run.

What Tenants Should Know

If you receive an N4, read it carefully. Many N4 Notices contain errors that could render them void at a hearing. Common things to check:

• Is the amount claimed actually what you owe? Or does it include charges that aren't rent?
• Are all the dates correct?
• How was it served? Was it served properly?
• Is the termination date at least 14 days from when you received it?

Certain defects in an N4 may render the notice invalid and may result in an application based on that notice being dismissed. Whether a defect is fatal depends on the nature of the error and the statutory requirements applicable to the notice. Contact a paralegal promptly - the 14-day window moves quickly, and your options change once the period expires.