Eviction notice template
Give a tenant clear written notice with the reason and the date.
Before you use an eviction notice template, know this: in Ontario a landlord must use the official Landlord and Tenant Board notice form for the reason involved, and a notice by itself does not end the tenancy. This template is for jurisdictions with no prescribed form, and for a plain-language cover letter that goes with an official notice.
Opens a fillable version in your browser. Free, no account, nothing uploaded.
Fields in this form
- Date
- Landlord name
- Tenant name
- Rental property address
- Reason for notice
- Action required
- Deadline date
- Landlord signature
About the eviction notice
An eviction notice is a written notice from a landlord telling a tenant they must fix a problem or leave by a set date. It states the reason and the deadline.
This fillable template captures the core details so you can complete it on screen and download a clean PDF to deliver.
When you need it
- Rent is overdue and you need to notify the tenant.
- A tenant has broken the terms of the lease.
- You need a dated written record that notice was given.
Where it stands legally
Ontario: the Landlord and Tenant Board (LTB) says a landlord must use the proper form to give notice to end a tenancy, and there are different notices for different reasons. The main ones are N4 (non-payment of rent), N5 (interfering with others, damage or overcrowding), N6 (illegal acts), N7 (serious problems), N8 (end of term for persistent late payment and similar), N12 (landlord, purchaser or family member needs the unit) and N13 (demolition, major repair or conversion). For an N4 the minimum notice is 14 days for monthly and most other tenancies. If the tenant does not move out after the notice period, the landlord must apply to the LTB for an order. Only the Court Enforcement Office (the Sheriff) can enforce an eviction order. A landlord who changes the locks or removes a tenant without an order is breaking the law.
Other provinces have similar systems: British Columbia's Residential Tenancy Branch, Alberta's Residential Tenancy Dispute Resolution Service and Quebec's Tribunal administratif du logement each have their own forms and notice periods. Use their forms where they exist.
United States: every state sets its own notice types (pay or quit, cure or quit, unconditional quit), notice periods and delivery rules, and many cities add more. A notice that misses a required statement or day count usually gets the case dismissed and you start over.
A notice is the first step, never the last. The tenancy ends by the tenant leaving or by a tribunal or court order, not by the letter.
General information, not legal advice. Rules differ by province, state and city, and they change. Confirm the current rule where the document will be used.
What each field means and how to fill it
| Field | What it means | How to fill it |
|---|---|---|
| Date | The day the notice is given. | Notice periods count from delivery, not from the date you wrote it. Deliver the same day you date it. |
| Landlord name | The landlord as shown on the lease. | If an agent signs, name both the agent and the landlord. |
| Tenant name | Every tenant on the lease. | Name each tenant. A notice to one of two tenants can be defective. |
| Rental property address | The unit the notice concerns. | Full address with unit number. |
| Reason for notice | The specific ground. | State facts, dates and amounts: rent of $1,850 for October 2026 unpaid as of October 5, 2026. Vague reasons fail. |
| Action required | What the tenant can do to fix it, if the ground allows a fix. | For unpaid rent: pay the amount by the deadline. For a breach: stop the behaviour or repair the damage by the deadline. For no-fault grounds, say the tenant must move out. |
| Deadline date | The termination or cure date. | Count the minimum notice for the ground where the property is, then add a margin for delivery. Get this wrong and the notice is void. |
| Landlord signature | Confirms who issued it. | Sign, date, and keep proof of how and when it was delivered. |
How to fill this out
- 1Identify the ground and check whether your province or state prescribes a form for it. In Ontario, download the matching N-form from the LTB and use this template only as a cover letter.
- 2Enter the date, the landlord, every tenant, and the full unit address.
- 3State the reason with facts, dates and amounts.
- 4Say what the tenant can do to fix it, if the ground allows that, and set the deadline using the legal minimum plus delivery time.
- 5Sign, download, deliver by an accepted method, and record how and when it was delivered.
Common mistakes to avoid
- Using a generic notice in Ontario instead of the required LTB form. The tribunal will not accept it.
- Miscounting the notice period, or counting from the date written rather than the date delivered.
- Naming only one tenant when two are on the lease.
- Stating a reason without facts, dates or amounts.
- Treating the notice as the end. If the tenant stays, you must apply to the tribunal or court.
- Changing locks, shutting off utilities or removing belongings. That is illegal and can cost the landlord far more than the arrears.
What makes it hold up, and when you need a lawyer
Usually fine with this template
- A cover letter that explains an official notice in plain words and tells the tenant how to pay or fix the issue.
- A reminder or warning letter before any formal notice, to give the tenant a chance to correct a problem.
- Jurisdictions with no prescribed form, once you have confirmed the ground, the notice period, the required wording and the delivery rules.
Use the official form or get advice
- Any Ontario tenancy: use the LTB's official N-form for the ground, then apply to the LTB if the tenant stays.
- A tenant who disputes the notice, claims retaliation or discrimination, or raises repair issues.
- Rent-geared-to-income, care homes, mobile home parks and other special tenancies.
- Anything in the United States where the state or city has just-cause eviction rules.
Worked example (illustrative)
Made-up names and figures to show what a completed eviction notice looks like. Not a real transaction.
| Notice for unpaid rent, illustrative (jurisdiction with no prescribed form) | |
|---|---|
| Date | October 6, 2026 (delivered by hand the same day) |
| Landlord | Harbourview Properties Inc. |
| Tenants | Amir Haddad and Nour Haddad |
| Property | Unit 12, 45 Example Lane |
| Reason | Rent of $1,850.00 due October 1, 2026 has not been paid. |
| Action required | Pay $1,850.00 in full by the deadline. If paid in full, this notice is void. |
| Deadline | The date required by local law, counted from delivery |
In Ontario this same situation uses Form N4, and the deadline would be at least 14 days after the notice is given for a monthly tenancy.
Related official forms, tools and guides
- Eviction notice template guide: grounds, notice periods and delivery explained
- Lease agreement template
- Rent receipt template: keep a payment history before you serve notice
- Demand letter: a formal request for payment before further steps
- Legal PDF tools
Frequently asked questions
Can I use this template to evict a tenant in Ontario?
No. Ontario landlords must use the official Landlord and Tenant Board notice form for the reason involved (N4 for unpaid rent, N5 for damage or interference, N12 for the landlord's own use, and others). Use this template as a plain-language cover letter, not as the notice.
How much notice do I have to give?
It depends on the ground and the place. In Ontario an N4 for unpaid rent gives a monthly tenant at least 14 days. Other grounds and other provinces or states have different periods. Check the official source before you count.
Does the notice end the tenancy?
No. If the tenant does not leave by the deadline, the landlord applies to the tribunal or court for an order. In Ontario only the Court Enforcement Office can enforce an eviction order.
How should the notice be delivered?
Use a method your tribunal or statute accepts, such as hand delivery or mail, and keep proof. Ontario's LTB forms come with a certificate of service you should complete.
What if the tenant pays or fixes the problem?
For grounds that allow a fix, paying the arrears or correcting the issue by the deadline usually voids the notice. Say that clearly in the action required field.
Can I change the locks if they ignore the notice?
No. Lockouts, utility shutoffs and removing belongings are illegal in Ontario and in most places. Apply for an order and let the enforcement office carry it out.
Sources checked
- Landlord and Tenant Board, How a Landlord Can End a Tenancy (proper form required; apply to the LTB if tenant stays; only the Sheriff enforces; N4 14 days)
- Landlord and Tenant Board forms (N4 to N13)
- Residential Tenancies Act, 2006
Checked 2026-09-19. This page is general information and not legal, tax or financial advice.