The N4 is the first step in any non-payment eviction. Get one detail wrong and the entire L1 application gets thrown out. Here's how to do it right.

What is an N4?

The N4 — Notice to End your Tenancy Early for Non-payment of Rent is the form you serve a tenant when rent is unpaid. It gives them a chance to pay the full amount owed and stay. If they don't pay within the notice period, you can file an L1 with the LTB to evict.

When can you serve an N4?

The day after rent is due and unpaid. If rent is due on the 1st and unpaid, you can serve on the 2nd. There's no grace period required by law (despite what tenants often claim).

How long is the notice period?

14 days for monthly, yearly, or fixed-term tenancies
7 days for daily or weekly tenancies
Add 5 extra days if you serve by mail (deemed service)

Filling out the N4

The fields landlords get wrong:

Tenant names — list every tenant on the lease, full legal names. Not "John & roommate"
Rental address — full unit/apartment number
Termination date — at least 14 days from service date (count carefully — day of service doesn't count)
Rent owed table — exact months, exact amounts. Must match your ledger to the cent
Total owed — sum of the table. Math errors kill N4s

Serving the N4

Acceptable methods under the RTA:

Hand-delivery to the tenant
Hand-delivery to an adult in the unit
Sliding under the door of the unit
Putting in the mail slot
Mail (add 5 days)
Courier (treated like mail; add 5 days unless tracking shows actual delivery)
Email — only if the tenant has agreed in writing to accept service by email

Always document service. Date, time, method, address, who served. A photo of the notice slid under the door helps.

What if the tenant pays?

If they pay the full amount on the N4 within the notice period, the N4 is void. You can't use it to file an L1. If they pay late (after the period but before you file an L1), the N4 is still alive and you can file — but you must credit the payment.

Don't accept partial payment without writing on the receipt: "Accepted without prejudice to N4 dated [X]." Without that, accepting partial payment may be argued as voiding the notice.

Common N4 mistakes that void the notice

Termination date less than 14 days from service
Wrong amount (off by even $1)
Missing tenant names
Service before rent was actually due
No proof of service
Email service without written consent

Next step

Once the notice period expires and the tenant hasn't paid, you can file an L1. Read the L1 application guide.

N4 notice guide for Ontario landlords