Form N4 "Notice to End Your Tenancy for Non-payment of Rent" - Ontario, Canada

What Is N4 Form?

Form N4, Notice to End your Tenancy For Non-Payment of Rent, is a document that can be used by landlords (or property managers that represent landlords) to notify their tenants that they are supposed to either pay their rent or move out by the termination date. The N4 Form was issued by the Social Justice Tribunals Ontario and was last revised on April 1, 2020. A fillable N4 Form is available for download below.

The purpose of the document is to apply consequences to a tenant that has not paid rent in the full amount or on time. Before furnishing the notice, landlords are supposed to make sure the document is valid. To be valid, the form should meet several requirements, that can include:

  1. Landlords must wait until the following day after rent was supposed to be paid.
  2. Each tenant that owns the unit should be named in the document and should get their own copy of it.
  3. The document can be used only to demand rent payments. Any other payments (utility, parking, etc.) cannot be included in the document.

After the landlord has made sure they have checked everything on the list, they can read this form carefully and complete it. The document must be filled in without any errors, otherwise, it might lead to the notice being invalid.

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How to Fill Out N4 Form?

This form is presented on three pages and consists of the checklist for landlords and the form itself that landlords are supposed to fill out and furnish to their tenants. N4 Form instructions are as follows:

  1. Introduction. In the first part of the document, the landlord can designate their full name, the full name of the tenant (or tenants), and the full address of the rental unit.
  2. Notice. Landlords can use this part of the form to indicate the total amount the tenant owes them, and the date until which they are supposed to pay it or move out. To state the termination date correctly, landlords should consider that if the tenant rents the unit monthly (or yearly) then the termination date is 14 days after the tenant has received the notice. If the tenant rents the unit short term (by day or by week) then the termination date is seven days after they received the notice.
  3. Information for the Tenant. Here, the tenant can find the information presented to them by the Landlord and Tenant Board (LTB). It contains answers for questions like what to do if the tenant disagrees with the notice they received, what will happen if they move out, how to get more information on the subject, etc.
  4. Payment Owed. In this part of the notice, the landlord can detail where the total payment owed comes from. For the convenience of both parties, the landlord can designate the period of the rent, charged rent, rent that has been already paid, and the amount that is still owed.
  5. Signature. At the end of the document, landlords must put their signature, full name, telephone number, and the date when it was signed. Failing to do so may cause the notice to be invalid.
  6. Information About the Representative. If the document is signed by the representative of the landlord, it should include their full name, mailing address, telephone number, and other identifying information.
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Form N4 - Checklist
Notice to End a Tenancy Early for Non-payment of Rent
Before you serve the attached notice to your tenant(s), make sure you can answer YES to each of the
following questions. If not, your notice may be invalid. If you file an application to the Landlord and Tenant
Board based on an invalid notice, your application may be dismissed and you will have to start over.
Have you waited until the day after the rent was due to give this notice to the tenant?
Your tenant has until midnight on the day that rent is due to pay you the rent. Make sure you wait until
the day after the rent was due before you give the tenant this notice.
Did you fill in the correct termination date?
If your tenant pays rent by the month or year, you must give at least 14 days notice. If your tenant
pays rent by the day or week, you must give at least 7 days notice.
When counting the days, do not include the date you are giving the notice to the tenant. For example, if
you give the notice to the tenant by hand on March 3rd, the first day of the 14-day notice period is March
4th; in this example, the earliest termination date would be March 17th. If you are giving the notice to
the tenant by mail or courier, you have to add extra days in calculating the termination date.
Read the Instructions to this form to see how many days you have to add.
Did you name each tenant who is in possession of the rental unit?
If there is more than one tenant in possession of the rental unit, fill in the names of all the tenants on the
notice. Make sure you spell each tenant's name correctly. You must give each tenant a copy of this
notice.
Did you fill in the complete address of the rental unit?
Be sure that you have provided the full address - be sure to also identify the correct rental unit (for
example Unit 202 or Basement) and provide the postal code.
Did you check your math?
Make sure you have correctly calculated the amount you believe the tenant owes. Check the calculations
in the table on page 2 to be sure the Total Rent Owing is correct. Then check that this amount matches
the amount you put in the box on page 1.
Did you include only rent amounts?
This form is only for non-payment of rent. Rent includes the basic rent for the rental unit, plus any
amount the tenant pays you separately for services (such as parking). If the tenant is paying all or a
portion of a utility bill directly to the utility company or indirectly through the landlord, this is not
considered rent. See the Instructions for more information.
You should not use this form to ask the tenant to pay amounts other than rent (such as the last month's
rent deposit or an NSF cheque charge).
Did you sign and date the notice?
If you don't, the notice may be invalid.
You should remove this checklist before you give the tenant the notice.
Form N4 - Checklist
Notice to End a Tenancy Early for Non-payment of Rent
Before you serve the attached notice to your tenant(s), make sure you can answer YES to each of the
following questions. If not, your notice may be invalid. If you file an application to the Landlord and Tenant
Board based on an invalid notice, your application may be dismissed and you will have to start over.
Have you waited until the day after the rent was due to give this notice to the tenant?
Your tenant has until midnight on the day that rent is due to pay you the rent. Make sure you wait until
the day after the rent was due before you give the tenant this notice.
Did you fill in the correct termination date?
If your tenant pays rent by the month or year, you must give at least 14 days notice. If your tenant
pays rent by the day or week, you must give at least 7 days notice.
When counting the days, do not include the date you are giving the notice to the tenant. For example, if
you give the notice to the tenant by hand on March 3rd, the first day of the 14-day notice period is March
4th; in this example, the earliest termination date would be March 17th. If you are giving the notice to
the tenant by mail or courier, you have to add extra days in calculating the termination date.
Read the Instructions to this form to see how many days you have to add.
Did you name each tenant who is in possession of the rental unit?
If there is more than one tenant in possession of the rental unit, fill in the names of all the tenants on the
notice. Make sure you spell each tenant's name correctly. You must give each tenant a copy of this
notice.
Did you fill in the complete address of the rental unit?
Be sure that you have provided the full address - be sure to also identify the correct rental unit (for
example Unit 202 or Basement) and provide the postal code.
Did you check your math?
Make sure you have correctly calculated the amount you believe the tenant owes. Check the calculations
in the table on page 2 to be sure the Total Rent Owing is correct. Then check that this amount matches
the amount you put in the box on page 1.
Did you include only rent amounts?
This form is only for non-payment of rent. Rent includes the basic rent for the rental unit, plus any
amount the tenant pays you separately for services (such as parking). If the tenant is paying all or a
portion of a utility bill directly to the utility company or indirectly through the landlord, this is not
considered rent. See the Instructions for more information.
You should not use this form to ask the tenant to pay amounts other than rent (such as the last month's
rent deposit or an NSF cheque charge).
Did you sign and date the notice?
If you don't, the notice may be invalid.
You should remove this checklist before you give the tenant the notice.
Notice to End your Tenancy
For Non-payment of Rent
N4
(Disponible en français)
To: (Tenant's name) include all tenant names
From: (Landlord's name)
Address of the Rental Unit:
This is a legal notice that could lead to you being evicted from your home.
The following information is from your landlord
$
I am giving you this notice because I believe you owe me
in rent.
See the table on the next page for an explanation of how I calculated this amount.
I can apply to the Board to have you evicted if you do not:
pay this amount by
. This is called the termination date.
/
/
dd/mm/yyyy
Or
move out by the termination date.
If another rent payment becomes due on or before the date you make the above payment to your landlord,
you must also pay this extra amount.
WHAT YOU NEED TO KNOW
The following information is provided by the Landlord and Tenant Board
The
The date that the landlord gives you in this notice to pay or move out must be at least:
termination
14 days after the landlord gives you the notice, if you rent by the month or year, or
date
7 days after the landlord gives you the notice, if you rent by the day or week.
What if you
If you agree that you owe the amount that the landlord is claiming, you should pay this
agree with
amount by the termination date in this notice. If you do so, the landlord cannot apply to the
the notice?
Board to evict you based on this notice.
If you do not pay the amount owing, you do not have to move out. However, the landlord
can apply to the Board to evict you. If the landlord applies to the Board to evict you and the
Board orders the eviction, you will likely have to pay the landlord's filing fee, in addition to
what you owe.
What if you
You do not have to move out if you disagree with this notice. You could talk to your landlord.
disagree
You may also want to get legal advice. If you cannot work things out, the landlord may apply
with
to the Board for an order to evict you. The Board will schedule a hearing where you can
the notice?
explain why you disagree.
What if you
If you move out by the termination date in this notice, your tenancy will end on the
move out?
termination date. However, you may still owe money to your landlord. Your landlord will not
be able to apply to the Board but they may still take you to Court for this money.
Page 1 of 2
v. 01/04/2020
How will
The earliest date that the landlord can apply to the Board is the day after the termination
you
date in this notice. If the landlord does apply, the Board will schedule a hearing and send
know if the
you a copy of the application and the Notice of Hearing.
landlord
applies to
the Board?
What you
Talk to your landlord about working out a payment plan.
can do if
Go to the hearing where you can respond to the claims your landlord makes in the
the
application; in most cases, before the hearing starts you can also talk to a Board
landlord
mediator about mediating a payment plan.
applies to
Get legal advice immediately; you may be eligible for legal aid services.
the Board
How to get
For more information about this notice or about your rights, you can contact the Landlord
more
and Tenant Board. You can reach the Board by phone at 416-645-8080 or
information
1-888-332-3234. You can also visit the Board's website at sjto.ca/LTB.
The following information is from your landlord
This table is completed by the landlord to show how they calculated the total amount of rent claimed on page 1:
Rent Period
Rent Charged $
Rent Paid $
Rent Owing $
From: (dd/mm/yyyy)
To: (dd/mm/yyyy)
/
/
/
/
/
/
/
/
/
/
/
/
Total Rent Owing $
Signature
Landlord
Representative
First Name
Last Name
Phone Number
(
)
-
Signature
Date (dd/mm/yyyy)
Representative Information (if applicable)
Name
LSUC #
Company Name (if applicable)
Mailing Address
Phone Number
Municipality (City, Town, etc.)
Province
Postal Code
Fax Number
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