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N4 - Non-Payment of Rent

The N4 notice is used when a tenant has not paid rent in full. It's the first formal step in the eviction process for arrears.

When to Use N4​

Use an N4 when:

  • Rent is past due (even by 1 day)
  • You want to begin the formal eviction process
  • Informal reminders haven't worked
tip

You can serve an N4 as soon as rent is late. There's no waiting period after the due date.

Notice Requirements​

RequirementDetails
Notice PeriodMinimum 14 days
Termination DateMust be the last day of a rental period (term) or last day of the month (month-to-month)
Arrears AmountMust accurately reflect what's owed

How to Generate an N4​

Step 1: Check the Rent Ledger​

Before generating an N4, verify arrears on the Rent Ledger:

  1. Go to Leases → Select the lease
  2. Click View Rent Ledger
  3. Confirm the arrears amount

Step 2: Generate the Notice​

  1. Go to Notices in the sidebar
  2. Click Generate Notice
  3. Select the lease with arrears
  4. Click N4 - Non-Payment

Step 3: Review Pre-Filled Data​

OntarioLandlord automatically fills in:

  • Tenant name and address
  • Landlord information
  • Rental unit address
  • Total arrears from rent ledger
  • Breakdown by period

Step 4: Set Termination Date​

The system calculates the earliest valid termination date based on:

  • 14 days from today
  • Last day of the rental period

You can choose a later date if preferred.

Step 5: Validate and Generate​

Click Generate PDF to:

  1. Run final validation
  2. Create the PDF
  3. Save to your Notice History

What Gets Validated​

Our LTB Rules Engine checks:

CheckDescription
Arrears existCannot generate N4 if no arrears
14-day minimumTermination date is at least 14 days away
Correct termination dayFalls on last day of rental period
Amount accuracyMatches rent ledger calculations

After Serving the N4​

If Tenant Pays​

If the tenant pays all arrears plus any new rent that became due before the termination date:

  • The N4 is voided
  • You cannot file an L1 application
  • Record the payment in OntarioLandlord

If Tenant Doesn't Pay​

If the termination date passes without full payment:

  1. You can file an L1 Application with the LTB
  2. Export your Arrears Evidence Package for the hearing
  3. Keep tracking payments (may affect hearing)

Creating Evidence Package​

For an LTB hearing, export an evidence bundle:

  1. Go to Evidence Exports
  2. Click Create New Export
  3. Select Arrears Evidence
  4. Choose the lease
  5. Download the PDF package

The package includes:

  • Cover page with parties and property
  • Complete rent ledger (all periods)
  • N4 notice copy
  • Payment history

See Arrears Evidence for details.

Common Questions​

Can I serve an N4 if the tenant is just a few days late?​

Yes. There's no minimum lateness requirement. However, consider whether formal action is necessary for brief delays.

What if the tenant makes a partial payment?​

Update your rent ledger with the payment. If arrears remain, the N4 is still valid for the remaining amount. The termination date doesn't change.

Can I serve another N4 if this one is voided?​

Yes. If the tenant falls into arrears again after voiding an N4, you can serve a new one.

How do I serve the notice?​

The N4 must be served properly. Common methods:

  • Hand delivery to tenant
  • Leaving in mailbox (add 5 days to notice period)
  • Email (if tenant agreed in writing)
info

OntarioLandlord generates the notice. You are responsible for proper service.