New

N4 Eviction Timeline Calculator

Enter the date rent was missed and your planned service method. Learn exactly when you can serve the N4, the legal termination date, and the earliest L1 filing date.

N4 Eviction Timeline

Rent Missed

Sat, Aug 1, 2026

Serve N4

Sun, Aug 2, 2026

Termination Date on N4

Sun, Aug 16, 2026

This is the exact date you must write on the N4 form. The tenant has until this date to pay.

Bill 60 (in force 2026-09-21)

Ontario's Bill 60 (OIC 618/2026) cuts this notice period from 14 days to 7 for N4s served on/after 2026-09-21. Your serve date is before that, so the 14-day rule applies — a 7-day N4 served early is invalid. Confirm on tribunalsontario.ca.

Earliest L1 Filing Date

Mon, Aug 17, 2026

If the tenant hasn't voided the notice, you can apply to the LTB for eviction starting this day.

LTB Compliance Note

When calculating the notice period, the document is legally served the day *after* rent is due. The day of service does not count toward the 14-day notice period. If mailed, you must add an extra 5 days for transit. Getting these dates wrong will make the notice fatally defective at the LTB.

Repayment agreements: use the official LTB form

Under Bill 97 (in effect since July 1, 2026), rent-arrears repayment agreements must use the official LTB-approved form (RTA s.206). Informal or handwritten agreements risk being unenforceable.

View official LTB forms

LTB wait times: why filing right the first time matters

How long until an L1 hearing is scheduled?

L1 (non-payment) applications currently take roughly 3–6 months from filing to a hearing, depending on region. Check Tribunals Ontario for the latest published figures.

What makes a case take even longer?

Two things: form defects (wrong dates, mismatched amounts, improper service) get the whole case dismissed so you start over; and an adjournment on hearing day can push the case back months.

What does waiting cost?

The queue only starts when you file. You can file the day after the N4 termination date — every day you delay filing is another day of hearing delay and unpaid rent. Ontario media have reported cases where arrears passed $20,000 during the wait.

Dates, amounts, service — right the first time

AnchorLease calculates the N4 termination date and earliest L1 filing date under current Ontario law, pulls amounts from your rent ledger, and generates proof of service — minimizing the risk of a dismissal that costs you another 3–6 months in the queue.