An eviction order from the Landlord and Tenant Board (LTB) is a major milestone — but it is not the finish line. Until the tenant actually vacates, the landlord does not regain possession of the unit. In Ontario, only the Court Enforcement Office (commonly called the Sheriff) may physically remove a tenant who refuses to leave. Landlords who skip this step and change locks, remove belongings, or shut off utilities risk serious penalties under the Residential Tenancies Act, 2006 (RTA).
This guide explains what happens after the LTB issues an eviction order, how enforcement works in practice, and what both landlords and tenants should expect at each stage. The information below is general in nature and is not legal advice.
What an Eviction Order Actually Does
When the LTB grants an eviction application, it issues a written order that:
- Terminates the tenancy on a specific date (the termination date)
- Directs the tenant to vacate the rental unit on or before that date
- May order the tenant to pay rent arrears, daily compensation, or other amounts
The LTB sends copies of the order to both parties, typically by email and mail. The termination date is set by the Board and is usually 11 days or more after the order is issued, though the LTB often allows longer — sometimes one to three months, depending on the circumstances.
Once the order is issued, the tenancy is legally ended as of the termination date. The tenant does not need to serve an N9 (Tenant's Notice to End the Tenancy) to comply with an LTB eviction order. An N9 is used when a tenant voluntarily ends a tenancy on their own initiative — not when a Board order has already terminated it.
If the Tenant Moves Out Before the Termination Date
Many tenants leave before the deadline. They may depart at any time prior to the termination date without giving the landlord a fixed amount of advance notice.
Tenants who vacate early should still:
- Notify the landlord in writing (email is fine) of the move-out date
- Leave the unit in reasonably clean condition
- Photograph the vacant unit to document its condition
Written confirmation protects tenants against later claims that they overstayed or failed to notify the landlord. Landlords who insist an N9 is required after an LTB order has terminated the tenancy are mistaken about the law.
When the Tenant Does Not Leave: Sheriff Enforcement
If the tenant remains in the unit past the termination date, the landlord's next step is to file the eviction order with the Court Enforcement Office that serves the area where the rental property is located. Ontario has 49 enforcement offices across the province, each responsible for a defined geographic region.
Critical rule: A landlord cannot enforce an eviction personally. Changing locks, removing a tenant's belongings, or using pressure tactics to force a departure are forms of self-help eviction prohibited by the RTA. Penalties for unlawful evictions can reach $50,000 for individuals and $250,000 for corporations.
The Sheriff is the only authority permitted to physically remove a tenant when an LTB order has not been complied with voluntarily.
When Can You File?
You may file with the Sheriff on the first business day after the termination date in the order. If the termination date falls on a weekend or holiday, wait until the next business day.
For example, if the order requires the tenant to vacate on or before April 15, you can submit your enforcement package on April 16 (or the next business day if April 16 is a weekend).
What to Submit
Requirements vary slightly by region, but landlords typically need:
- The original LTB eviction order — many Sheriff's offices will not accept photocopies
- An eviction information request form or letter of instruction (check with your local office)
- Payment of enforcement fees — amounts differ by location; Toronto fees are commonly in the $300 range, but confirm with your office before sending payment
Contact your local Court Enforcement Office before mailing anything. Ask:
- What documents are required
- The exact fee amount and accepted payment methods (cheque, credit card, or online payment where available)
- Whether originals must be mailed or can be submitted in person
Since October 2025, most enforcement filings for Toronto matters can be submitted online through the Ontario Courts Public Portal. Outside Toronto, filings are generally made in person or by mail.
Dealing with Processing Delays
Sheriff's offices handle high volumes of enforcement requests. Delays are common. Practical steps landlords can take:
- Email the office with your order and ask for fee confirmation before mailing
- Follow up every few business days after submission
- Keep copies of every document sent and every communication received
- If the office is unresponsive for an extended period, consider contacting the Ontario Ombudsman or your local MPP — though persistence with the enforcement office itself usually yields results first
Sending the wrong fee amount can cause the entire package to be returned, restarting the clock. Confirm the amount in writing before you pay.
What Happens on Lockout Day
After the Sheriff processes your filing, the office will:
- Schedule an enforcement date — timing depends on regional backlog; waits of several weeks are not unusual
- Notify the tenant of the scheduled lockout, typically by email or posted notice
- Notify the landlord of the date and time
On enforcement day:
- The landlord or an authorized agent must be present
- A locksmith should be on site to change the locks immediately after the tenant is removed
- The Sheriff will knock and ask the tenant to leave voluntarily
- If the tenant refuses, the Sheriff has authority to remove them — police may assist in difficult situations, though physical removal is relatively rare
Once the tenant is out and locks are changed, the landlord regains possession. The Sheriff documents the enforcement and the landlord signs to confirm completion.
The 72-Hour Property Rule
After a Sheriff eviction, landlords must allow the former tenant 72 hours to retrieve their belongings. Under section 41 of the RTA, the landlord must:
- Make the tenant's property available from 8 a.m. to 8 p.m. during the 72-hour window
- Keep belongings at or near the rental unit so retrieval is practical
- Not sell, keep, or dispose of the tenant's property during this period
Landlords who discard tenant belongings too early expose themselves to claims for the value of lost property. Tenants who were evicted by the Sheriff may also file a T2 application if a landlord fails to comply with the 72-hour access requirement.
Daily Compensation After the Termination Date
Eviction orders often include a daily compensation rate for each day the tenant remains in the unit after the termination date. This reflects the landlord's entitlement under section 86 of the RTA to compensation for use and occupation of the unit.
The daily rate is typically calculated based on the lawful monthly rent divided by the number of days in the relevant period. For short overstay periods, the total amount may not justify a separate collection effort — but it can accumulate if enforcement is delayed.
Landlords may report unpaid amounts to tenant screening services as permitted by law, which can sometimes motivate a tenant to leave before the Sheriff arrives. Collecting daily compensation after enforcement usually requires a separate enforcement process if the tenant does not pay voluntarily.
Stays: When Enforcement Must Stop
A tenant who disagrees with the eviction order may attempt to pause enforcement through an LTB review request or a Divisional Court appeal. Landlords should understand the difference — the rules are not the same.
LTB Internal Review
A party may file a Request to Review an Order within 30 days of the order being issued. A review is not a rehearing on the merits; the LTB considers whether the order contains a serious error or whether a party was not reasonably able to participate in the original proceeding.
A review request does not automatically stay enforcement. The tenant must explicitly ask the LTB to stay the order on the review form and explain why. According to LTB Interpretation Guideline 8, the Board may grant a stay if enforcing the order before the review is decided would cause harm that cannot be undone — such as eviction before an error can be corrected.
If the LTB grants a review and schedules a hearing, it typically issues a stay. The tenant must deliver a copy of the stay order to the Sheriff's office; otherwise enforcement may proceed. If the review is denied at the preliminary stage, no stay is issued and the landlord can continue with Sheriff enforcement.
Divisional Court Appeal
Under section 210 of the RTA, a party may appeal an LTB order to the Divisional Court within 30 days, but only on a question of law. Unlike a review, filing a Divisional Court appeal triggers an automatic stay of the eviction under the Rules of Civil Procedure — the Sheriff cannot enforce until the stay is lifted.
The appealing party should obtain a Certificate of Stay from the court and provide it to the Sheriff. If the appeal fails or the stay is lifted, the landlord must file the lifting order with the Sheriff before enforcement can resume.
Divisional Court appeals involve complex procedural rules. Paralegals cannot represent clients in Divisional Court — only lawyers or self-represented parties may appear. This is one situation where professional legal counsel is often essential for landlords seeking to move enforcement forward quickly.
Practical Tips for Landlords
Act promptly after the termination date passes. Every day of delay is another day the tenant occupies the unit without paying lawful rent.
Do not engage in self-help. The temptation to change locks after "waiting long enough" is strong, but the legal and financial consequences of an illegal lockout far exceed the cost of Sheriff enforcement.
Be present and prepared on lockout day. Arrange a reliable locksmith in advance. Confirm the enforcement time with the Sheriff's office the day before.
Document everything. Keep the original order, proof of filing, Sheriff correspondence, and photos of the unit after the tenant vacates.
Monitor for stays. Before lockout day, confirm with the Sheriff's office that no stay has been filed. Tenants sometimes obtain stays at the last minute.
Practical Tips for Tenants
If you received an eviction order and believe it is wrong, you have limited time to act. A review request or appeal does not pause enforcement unless a stay is granted — and for LTB reviews, you must specifically request one.
If you plan to leave voluntarily, confirm your move-out date in writing and document the unit's condition. If you are evicted by the Sheriff, remember your 72-hour window to collect belongings and arrange retrieval promptly.
Tenants facing eviction who need guidance on review requests, stays, or their rights during enforcement can find resources through Steps to Justice and CLEO.
How Long Does the Full Process Take?
There is no fixed timeline. A rough sequence might look like this:
| Stage | Typical Duration |
|---|---|
| LTB hearing to order issuance | Days to weeks after hearing |
| Termination date in order | Often 11 days to several months after order |
| Sheriff filing to scheduled lockout | Weeks, depending on regional backlog |
| 72-hour property retrieval window | 3 days after lockout |
Backlogs at both the LTB and Sheriff's offices can extend these timelines significantly. Landlords should budget time and cost for the enforcement stage when deciding whether to pursue eviction.
When Professional Help Makes Sense
Sheriff enforcement involves original documents, regional fee schedules, strict timelines, and the possibility of last-minute stays. Missing a step can add weeks to an already lengthy process.
For landlords, an experienced paralegal can manage LTB applications, track order deadlines, and coordinate with the Sheriff's office — tasks that become especially valuable when a tenant files a review or appeal. Tenants facing imminent lockout may also benefit from professional advice on stay applications and review requests.
RentZen connects Ontario landlords and tenants with qualified paralegals who handle LTB matters regularly. Browse professionals at /paralegals, or explore how similar eviction and enforcement scenarios played out in our /case-study collection.
Conclusion
Winning an eviction at the LTB grants the legal right to recover your unit — but possession only returns when the tenant leaves, either voluntarily or through Sheriff enforcement. The process demands patience, precise paperwork, and strict compliance with the RTA at every step.
Landlords who follow the formal enforcement route protect themselves from liability and maximize their chances of a clean, lawful transition. Tenants who understand their post-order options — including review, appeal, and stay applications — can make informed decisions before lockout day arrives.
Whether you are preparing to file with the Sheriff or responding to an order you believe is wrong, knowing the enforcement framework is the first step toward resolving the dispute efficiently and within the law.
