Received an Eviction Order in Ontario? Understanding the Basics

Sara Santos-Vigneault
Jan 12
5 min read

Written by: Sara Santos-Vigneault

Date: January 12, 2026

An eviction order is serious, but it does not mean a tenant must leave immediately. In Ontario, eviction is governed by statute and tribunal procedure, and several legal steps must occur before a tenant can be physically removed from a rental unit.

Being served with an eviction order often creates uncertainty. Tenants may not know whether the order takes effect right away, how it was issued, or what actions are legally permitted at this stage. Understanding the document and the process behind it is essential before reacting.

Eviction notice on a table with a visible court case number, atop a blue-patterned envelope. Somber mood. — Photo by Allan Vega on Unsplash

What is an eviction order

An eviction order is issued by the Landlord and Tenant Board after a landlord files an application and the Board makes a decision. This may occur following a hearing or, in some cases, when one party did not participate.

An eviction order is not the same as a notice of termination.

Notices such as Form N4, N5, or N12 are part of the eviction process but do not themselves authorize eviction.

Tribunals Ontario states clearly that a notice of termination is not an eviction order and does not, on its own, end a tenancy [1].

Eviction orders typically include a Landlord and Tenant Board file number, the address of the rental unit, the statutory grounds relied on under the Residential Tenancies Act, 2006, and any conditions or timelines set by the Board.

How an eviction order may be served

Landlord and Tenant Board documents do not need to be handed to a tenant personally to be valid.

The acceptable methods of service are set out in Rule 3 of the Landlord and Tenant Board Rules of Procedure [2]. Tribunals Ontario publishes a public brochure explaining how documents may be served and when they are considered received [3].

Service may occur by personal delivery, mail, placement in a mailbox or mail slot, or other methods permitted by the Rules. The method of service can affect deadlines, which is why documenting how and when the order was received is important.

Eviction enforcement in Ontario

An eviction order does not allow a landlord to evict a tenant personally.

Only the Court Enforcement Office, commonly referred to as the sheriff, can physically remove a tenant from a rental unit. Landlords are prohibited from changing locks, denying access, or removing belongings on their own authority.

Tribunals Ontario confirms that it is illegal for a landlord to lock a tenant out and that only a sheriff can carry out an eviction [4].

Initial steps after receiving an eviction order in Ontario

After receiving an eviction order, the first step is to read the document carefully. The order should be reviewed for the date it was issued, the reason for eviction, any conditions attached, and whether the decision was made after a hearing or without one party present.

Maintaining complete records is critical. This includes keeping copies of the order, envelopes, emails, notices, payment records, and written communications related to the tenancy and the Landlord and Tenant Board application.

Orders made without a tenant present

If an eviction order was issued without a tenant participating, it may be an ex parte order.

The Landlord and Tenant Board provides Form S2 – Motion to Set Aside an Ex Parte Order, which may be used in these circumstances [5]. Tribunals Ontario also publishes a brochure explaining this process and the applicable deadlines [6].

Requests to review an eviction order

In limited circumstances, the Landlord and Tenant Board allows a party to request a review of an order.

The applicable form is Request to Review an Order [7]. The process is explained in Interpretation Guideline 8 – Review of an Order, which clarifies that a review is not a rehearing and is limited to specific procedural grounds [8].

Relief from eviction

Ontario law allows the Landlord and Tenant Board, in some circumstances, to delay or refuse eviction. This discretion is addressed in Interpretation Guideline 7 – Relief from Eviction [9]. Relief depends on the facts and the statutory framework and is not automatic.

What landlords can and cannot do after an eviction order is issued

Even when an eviction order exists, a landlord’s authority remains limited by law.

A landlord may apply to the Landlord and Tenant Board, participate in hearings, and file an eviction order with the sheriff for enforcement. A landlord may also communicate in writing regarding the status of the tenancy, provided that communication does not amount to harassment or interference.

A landlord may not personally evict a tenant.

Changing locks, removing doors, shutting off utilities, denying access, or removing a tenant’s belongings without sheriff involvement is unlawful under Ontario law [4].

The Residential Tenancies Act, 2006 also prohibits landlords from harassing, obstructing, coercing, threatening, or interfering with a tenant’s reasonable enjoyment of the rental unit [10]. Repeated pressure to leave, aggressive messaging, or conduct intended to force a tenant out outside the legal process may fall within these prohibitions.

Landlords are also restricted in their right of entry. Entry into a rental unit generally requires proper written notice and must meet the requirements set out in the Act, even where an eviction order exists but has not been enforced [10].

A landlord may not increase rent, demand additional charges, or impose new conditions outside what is permitted by the Act and existing tenancy agreement during this stage of the process [10].

If a landlord locks a tenant out or otherwise attempts to enforce eviction without the sheriff, Tribunals Ontario provides specific guidance for tenants on how to respond to unlawful lockouts [4].

Tribunals Ontario guidance confirms that a lockout without an eviction order is illegal.

The Landlord and Tenant Board states that landlords are not permitted to change locks or deny access unless an eviction order has been issued and enforced by the Sheriff, and that tenants who are unlawfully locked out may apply to the LTB for an order restoring possession of the unit.

Man carrying black storage box into a house with red door. Interior features art, a round mirror, and decor items. Bright, organized space. — Photo by HiveBoxx on Unsplash

Reliable sources for information and forms

Official forms, filing instructions, and procedural rules are available directly from the Landlord and Tenant Board website [11].

https://tribunalsontario.ca/ltb/

Moving forward

An eviction order often raises more questions than it answers. It confirms that a decision has been made, but it does not mean everything has already happened.

At this stage, clarity matters more than speed. Understanding what the order actually says, what it allows, and what it does not allow helps prevent unnecessary assumptions and rushed decisions.

Hearing and evidence issues come later. Understanding the order comes first.