Can I serve a landlord notice by email in Ontario?

Only if the tenant agreed in writing to receive notices by email. Otherwise serve personally, by mail, or by courier.

What is deemed service by mail in Ontario?

Mail is treated as served 5 days after mailing (from within Ontario); courier is deemed served 1 day after sending.

Do I need a certificate of service for an N1 or N4?

You should keep a certificate of service for every notice — it proves the method, date, and address of service.

How to serve an N1 or N4 in Ontario

A correct notice served the wrong way is a worthless notice. Here's how Ontario service rules actually work — and how to prove it.

Updated October 2026 · Ontario Residential Tenancies Act, 2006

Bottom line: serve by an allowed method, count the deemed-service days, keep a certificate of service, and make sure you still clear the notice period (90 days for N1, 7 days for N4) before the effective date.

Why service matters more than the form

Landlords focus on filling out the form. The LTB cares just as much about service — when and how the tenant received it. Defective service can invalidate an otherwise perfect notice, and you usually can't fix it without starting over.

Allowed service methods (and when they count)

Handing it to the tenant — served that day.
Mailbox / mail slot / slipping it under the door — served when placed.
Mail — deemed served 5 days after mailing (from within Ontario).
Courier — deemed served 1 day after it's sent.
Email — deemed served 1 day after sending, only if the tenant agreed in writing to receive notices by email.

"Deemed" means the law treats it as received on that date even if the tenant claims otherwise. Count those days before your deadline.

N1 — rent increase (90 days)

Serve at least 90 days before the effective date, at least 12 months after the last increase. Work backward: pick the effective date, subtract 90 days, and serve on or before that day. See the rent increase guide or the calculator.

N4 — non-payment of rent (7 days)

The N4 gives the tenant a 7-day period to pay or move out. Two traps:

Don't serve on the day rent is due — wait until the day after.
The LTB must consider whether the landlord tried to reach a payment agreement. Have that evidence ready.

Work out the amounts and the correct termination date with the N4 arrears calculator.

The certificate of service

This is the document that proves you served the notice — method, date, and address. Keep a copy for every notice you serve. Without it, proving service later becomes your word against the tenant's.

Common mistakes

Forgetting deemed-service days and serving too late.
Emailing a notice with no written agreement to email service.
No certificate of service on file.
Serving an N4 the same day rent is due.

Common questions

Can I serve a notice by email in Ontario?

Only if the tenant agreed in writing to receive notices by email. Otherwise use an allowed method — personal service, mail, or courier.

What is deemed service by mail?

Mail is treated as served 5 days after it's mailed (from within Ontario); courier is 1 day after sending.

Do I need a certificate of service?

You should keep one for every notice — it's your proof of how and when the tenant was served.

General information — not legal advice. Tenant Trust is not a law firm and does not represent anyone at the Landlord and Tenant Board. Service rules and forms change — confirm current requirements on ontario.ca and the LTB before serving any notice.