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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​

OntarioLandlord uses a 3-step notice wizard:

Step 1: Select property and lease​

  1. Navigate to Notices → Generate Notice (or from a collections case)
  2. Select the property and lease with arrears
  3. Verify arrears on the rent ledger (shown automatically)

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 generation​

Once the N4 is generated:

  1. Preview the completed PDF
  2. E-sign the notice using the built-in e-signature integration
  3. Email the notice directly to the tenant
  4. Generate a Certificate of Service as proof of delivery

After serving the N4​

Auto-void on payment​

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

  • The N4 is automatically voided — OntarioLandlord detects the payment and updates the notice status
  • You cannot file an L1 application
  • The associated collections case (if any) is updated

Partial payments during void period​

If the tenant makes a partial payment during the N4 void period, you'll be prompted to record a payment intent — accept and continue, accept and void, reject, or pause legal proceedings.

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)

OntarioLandlord supports email serving with delivery tracking and Certificate of Service generation. You can also print and hand-deliver.