← All guidesLandlord Guide · Updated October 2026
Notices: who does what, and when you step in
Every common Ontario tenancy notice, who prepares and serves it, and the points where we need your decision.
IRep prepares and serves the notices (the N forms). Some need your decision first, and a few the law says only you can sign. Anything at the Landlord and Tenant Board, from filing an application to attending a hearing, is yours to do as the landlord. We don't file Board applications or handle Board paperwork, but we're happy to connect you with a paralegal.
At a glance
| Notice | What it's for | IRep does | You step in |
|---|---|---|---|
| Written notice of entry | Showings, inspections, non-urgent repairs | Gives at least 24 hours' written notice, entry between 8 a.m. and 8 p.m. | Never. Tell us if you want to attend. |
| N1: rent increase | Raising the rent | Flags when a tenancy is eligible, works out the guideline amount, serves the N1 at least 90 days ahead | Approve the new rent before we serve it |
| N4: unpaid rent | Rent is overdue | Follows up until the 7th. On or around the 8th, prepares the N4 and emails it to you to sign, then delivers it to the tenant, usually within about 3 days of your signature. Reports missed rent through FrontLobby | Sign the N4 as soon as it arrives so it isn't delayed. If rent is still unpaid after the termination date, decide whether to file an L1 with the Board. You file it; we can refer a paralegal |
| N5: damage or interference | Damage, disturbing others, overcrowding | Documents the problem and serves the N5 | Approve serving it. If it continues, any L2 application to the Board is yours to file |
| N12: you or family moving in | Ending a tenancy for your own use | Prepares the form for you to sign and serves it | You sign it, pay any compensation, and file with the Board yourself if the tenant doesn't leave |
| N13: renovation or demolition | Major work that needs the unit empty | Prepares the form once permits are in place, and serves it | You decide, sign, pay any compensation, and handle any Board application |
| N9: tenant gives notice | The tenant is leaving | Confirms the date, starts the turnover and listing, books the move-out inspection | Only if you want to change the rent or the unit before re-renting |
| N11: agreement to end | You and the tenant agree on a move-out date | Prepares the agreement and gets it signed | Approve the date and any payment to the tenant |
Unpaid rent, step by step
- Rent is due on the first. Tenants have until the 7th, and we follow up with anyone who hasn't paid.
- On or around the 8th, if rent isn't paid in full, we prepare an N4 and email it to you to sign. Keep an eye on your email that week: the notice can't be served until you've signed it.
- Once you've signed, we deliver the N4 to the tenant, usually within about 3 days. It counts as served on the day it's delivered.
- Since September 21, 2026, the termination date is at least 7 days after the N4 is served (it was 14). The tenant has those 7 days to pay everything owed, which cancels the notice, or to move out.
- If it's still unpaid, it's your decision whether to file an L1 application with the Board. You file it and attend the hearing; we can connect you with a paralegal, and we'll give you the rent ledger and a copy of the N4.
- Missed rent is reported to the credit bureaus through FrontLobby, which encourages tenants to catch up.
Ending a tenancy for your own use (N12)
- Only you (or a purchaser who has signed an agreement to buy) can give an N12, for yourself, your spouse, a child, a parent, or a caregiver.
- The end date must be at least 60 days away and fall on the last day of a rental period or the end of the lease term.
- Since September 21, 2026, giving at least 120 days' notice means you don't owe compensation. With less than 120 days' notice, you owe the tenant one month's rent (or another acceptable unit) by the termination date.
- If the tenant doesn't leave, you apply to the Board yourself, with a signed declaration from the person moving in. Bad-faith N12s carry large fines, so we'll talk it through with you before anything is served.
What we need from you, and how fast
- Rent increases: your approval about 4 months before the eligible date. We send a reminder.
- Unpaid rent: your signature on the N4, which we email on or around the 8th. Later, whether you want to go to the Board once the N4 deadline passes. We can refer a paralegal.
- Repairs over $250: your OK before we book anything that isn't an emergency.
- Applicants: your approval before we offer the lease. You'll see the screening summary in your owner portal.
This is general information about Ontario's Residential Tenancies Act, not legal advice. Forms and full instructions are on the Landlord and Tenant Board's website.
More: Landlord and Tenant Board forms
Want us to handle this for you?IRep prepares and serves notices and handles rent increases for the landlords we manage for, and can connect you with a paralegal for anything at the Board.