Rent Arrears Process- N4 Notice to Tenant Eviction

When Rent Doesn’t Roll In:

The Full Process for Handling Tenant Arrears

Behind every door, there’s a story... and a to-do list.

Rent day rolls around, and most tenants pay on time—bless them. But then there’s that one payment that doesn’t show up on the first. You check your records, refresh your email, maybe check the bank app again (just in case it magically appears). Nothing.

So what now?
Welcome to the process of rent arrears—where patience meets paperwork, and every step counts.

Step 1: Rent Is Due on the 1st

Rent is due on the first day of the month, every month. That’s the starting line. Even if the lease says “due on the 1st,” most managers allow a short grace period to account for weekends, holidays, or bank delays. But technically, rent is late on the 2nd.

Still, no one wants to fire off legal notices right away. That’s where a softer touch comes in first.

Step 2: Days 5–7 — The “Just a Reminder” Notice

If rent isn’t paid after 5–7 days, it’s time for a gentle nudge—a “Just Reminder Notice.”

This isn’t a legal document, just a polite message that says:

“Hi [Tenant Name], we noticed your rent for [Month] hasn’t come through yet. Please make payment as soon as possible to avoid late fees or further action. Let us know if you’re experiencing any issues.”

Sometimes that’s all it takes. Maybe it slipped their mind. Maybe they’re waiting on a paycheck. A friendly tone keeps the relationship positive while showing you’re keeping track.

Step 3: Day 10 — Serve the N4 Notice

If rent still isn’t paid by the 10th day, it’s time to go formal.
Enter the N4: Notice to End a Tenancy Early for Non-Payment of Rent.

This is an official notice issued under the Residential Tenancies Act (RTA) in Ontario (or equivalent in your region). It tells the tenant:

• How much rent they owe

• The time they have to pay before eviction can proceed

• The termination date (usually 14 days after they receive the notice)

💡 Tip: The N4 isn’t an eviction—it’s a warning with a clock ticking. If the tenant pays everything they owe before the termination date, the N4 becomes void.

Step 4: After the N4 Expires — Send a Breach Letter

If the N4 period ends and no payment arrives, it’s time for the Breach Letter.

This is a clear, professional explanation of what’s next:

• The N4 deadline has passed.

• Rent is still unpaid.

• The next step is filing an application with the Landlord and Tenant Board (LTB) or local housing tribunal.

The letter keeps your communication transparent and documented. Tenants can’t say they weren’t warned, and you’re following due process to the letter.

Step 5: Apply to the Tribunal

Once you’ve sent the breach letter, you can officially apply to the tribunal.
You’ll file an L1 Application (for non-payment of rent) along with a copy of your N4 notice.

The tribunal will then:

• Schedule a hearing (either virtual or in person)

• Notify both landlord and tenant of the date and time

At the hearing, both sides can present their case. Sometimes the tenant pays up or agrees to a payment plan before the hearing—if that happens, you can withdraw or settle the application.

Step 6: The Tribunal Hearing

At the hearing, the adjudicator reviews evidence and may issue:

• An order to pay rent

• An eviction order (if no payment or agreement is reached)

• A payment agreement (if both parties consent)

If the tenant agrees to a repayment plan, make sure it’s in writing and attached to the tribunal’s order.

Step 7: When the Tenant Still Doesn’t Pay

Sometimes, even after the tribunal’s decision, the rent doesn’t come through—or the payment agreement is broken.

When that happens, you can request an eviction order from the tribunal. Once approved, that order can be filed with the Sheriff’s Office to enforce the eviction.

Step 8: Contacting the Sheriff

Only the Sheriff (or authorized enforcement officer) can legally remove a tenant. Property managers and landlords can’t do it themselves—no matter how tempting it might be.

Once the Sheriff receives the eviction order, they’ll:

• Post a notice on the unit with the date and time of enforcement

• Return on that date to execute the eviction

• Supervise as you change the locks

After the Sheriff’s visit, the tenancy is legally terminated.

Step 9: After the Sheriff Arrives

Once possession is regained:

• Change the locks immediately.

• Document the condition of the unit (photos, videos).

• Secure any abandoned belongings according to the law (usually stored for a set number of days).

• File your final rent and damage calculations for your records.

You can also use the tribunal’s order to recover unpaid rent through collections or Small Claims Court if necessary.

The Bottom Line

The rent arrears process isn’t fast—but it’s structured for fairness and documentation.
You’re protecting your property, your business, and your professionalism.

Remember:

• Stay calm.

• Stay consistent.

• Keep everything in writing.

And above all, keep your sense of humor—it’ll last longer than some tenancies.