An eviction order from Ontario's Landlord and Tenant Board (LTB) does not remove anyone by itself. Only the Court Enforcement Office of the Superior Court of Justice, usually called the sheriff, can enforce it. A landlord who wants possession must file the order with the right office within the deadline and pay the enforcement fees. This guide explains when you can file, where, what it costs, what happens on enforcement day, and the motions a tenant can bring that pause or end the process.
At a glance
| Step | Rule |
|---|---|
| Who enforces | The Court Enforcement Office (sheriff), never the landlord |
| Legal effect of the order | Same as a writ of possession (RTA s. 85) |
| Earliest filing date | The date stated in the order (often 11 days after it issues) |
| Where | The Court Enforcement Office with jurisdiction where the unit is located |
| Deadline | The order expires 6 months after it takes effect if not filed (s. 81) |
| Fees (O. Reg. 294/92) | $75 to file, $240 for each enforcement attempt, plus a kilometre allowance |
| After enforcement | Tenant's property must be available for 72 hours, 8 a.m. to 8 p.m. |
| What can pause it | Payment-based motions on L1 orders, set-aside motions, review stays, Divisional Court appeals |
Only the sheriff can evict
Section 39 of the Residential Tenancies Act, 2006 (RTA) prevents a landlord from recovering possession of a unit except under the Act. The LTB's brochure How a Landlord Can End a Tenancy is direct: if the tenant does not leave by the date in the order, the landlord cannot personally enforce it, which means no removing the tenant and no changing the locks. Section 85 gives an LTB eviction order the same effect as a writ of possession, enforced the same way. A landlord who changes the locks to get around this risks a tenant application and prosecution; since July 1, 2026 the maximum fines for RTA offences are $100,000 for an individual and $500,000 for a corporation (s. 238).
When you can file
The date on which the order can be filed with the sheriff is always stated in the order. Interpretation Guideline 7 explains that LTB orders commonly make the order enforceable 11 days after it issues, although the RTA does not fix that period. The LTB can set a shorter period for serious misconduct, and can postpone enforcement under s. 83(1)(b), but since September 21, 2026 only with the landlord's consent or if the conditions in O. Reg. 516/06, s. 8.4 are met.
For some grounds the LTB must ask the sheriff to expedite. Section 84 requires that request in orders based on an illegal act involving drugs (under s. 61(2)(a)) and on notices under ss. 63 (wilful or serious damage), 65 (interference in a small building where the landlord lives) and 66 (impaired safety).
L1 orders: wait for the voiding deadline
An eviction order for arrears of rent tells both parties the amount the tenant must pay to void it. If the tenant pays that amount to you or into the LTB before the order becomes enforceable, the order is void (s. 74(4)) and cannot be enforced. If the payment went into the LTB, the LTB issues a notice confirming the order is void (Rule 20.2). Check with the tenant and the LTB that no full payment was made before you file.
Where to file
File with the Court Enforcement Office that has territorial jurisdiction where the rental unit is located (s. 81). Ontario has 49 enforcement offices. To find yours, use the Ministry of the Attorney General's court locations page, choose the municipality where the unit is, then choose "Enforcement" as the court office. Municipal boundaries do not always match court boundaries, so confirm with the office if you are unsure.
How to file:
- Toronto: since October 14, 2025 you can file LTB orders for residential evictions and the necessary enforcement forms online through the Ontario Courts Public Portal, with an Ontario.ca login and a Visa, Mastercard or debit card. Staff review submissions within 3 business days; your card is not charged if the filing is rejected.
- Outside Toronto: file in person at the Court Enforcement Office or by mail.
Bring or send a copy of the LTB order and whatever request or instruction the office requires. Ontario.ca refers only to the "necessary enforcement forms" and does not name them, so ask your Court Enforcement Office what it needs before you file.
The six-month deadline
An eviction order expires six months after the day it takes effect if it is not filed with the sheriff within those six months (s. 81). Interpretation Guideline 10 adds three points:
- once an order expires, the landlord cannot apply again for an eviction based on the same issue;
- the six months do not run while the order is stayed by a Divisional Court appeal or an LTB review or set-aside proceeding (citing Elguindy v. Galaxy Real Estate Core Ontario LP, 2024 ONSC 5911); and
- once filed, an LTB eviction order stays enforceable for one year from the date it takes effect under Rule 60.10(4) of the Rules of Civil Procedure, and a party can ask the court to extend that period.
What it costs
Sheriff fees are set by O. Reg. 294/92 (Sheriffs – Fees) under the Administration of Justice Act. Ontario's civil court fees page lists, among others:
- $75 for filing an order that a sheriff is required to enforce (not delivered to a land registrar);
- $240 for each attempt, successful or not, to enforce a writ of execution or order other than those listed separately; and
- a travel allowance under R.R.O. 1990, Reg. 11 (Kilometre Allowances) for the distance both ways between the courthouse and the unit.
Ontario.ca says the fees are paid to the Enforcement Office when the request is filed. The $75 and $240 items are the ones in the fee list that match filing and enforcing an order; your office confirms the total, including the travel allowance for the unit's location, when you file. If you cannot afford court fees, Ontario's court fee waiver process may apply.
These fees are generally a cost the landlord pays up front. If an L1 tenant later voids the order under s. 74(11) after you paid them, the LTB must specify the non-refundable amount you paid under the Administration of Justice Act and make the voiding conditional on the tenant paying it into the LTB by a set date (s. 74(15)); if the tenant does not, the stay ends and you can enforce (s. 74(17)).
What happens on enforcement
The office schedules the enforcement and the sheriff attends the unit to put the landlord in possession. Neither Ontario.ca nor the LTB publishes the enforcement procedure (notice to the occupants, whether you or an agent must attend, who arranges a locksmith), so ask your Court Enforcement Office how it schedules and carries out the enforcement.
After the eviction:
- Property: you must not sell, keep or dispose of the tenant's belongings for 72 hours after enforcement, and must make them available for retrieval at a location close to the unit between 8 a.m. and 8 p.m. during those 72 hours (RTA s. 41; O. Reg. 516/06, s. 46). After that, you may dispose of them without liability under s. 41.
- Money: a payment order in the same LTB decision is enforced separately, through the Small Claims Court.
- Problems: if you believe the sheriff did not enforce the order correctly, Guideline 10 says to raise it with the sheriff; once the LTB issues a final order it cannot give the sheriff more directions.
Tenant steps that can stop or pause enforcement
Know these before you book movers. Under Rule 25, a party who files a set-aside motion or obtains a stay or void notice must take a copy to the Court Enforcement Office immediately.
- Paying to void an L1 order before it is enforceable (s. 74(4)). The order is void and cannot be enforced.
- Motion to set aside after the order is enforceable (s. 74(11)). On an L1 order, if the tenant pays everything owing (arrears, additional rent, allowed NSF charges and costs) after the order becomes enforceable but before the sheriff executes it, and files an affidavit, the order is stayed once the LTB accepts the motion (s. 74(13)). A tenant can do this only once during the tenancy (s. 74(12)). The LTB then holds a hearing and either voids the order or lifts the stay.
- Motion to set aside an L3 or L4 order made without a hearing. The tenant files a Motion to Set Aside an Ex Parte Order within 10 days of the order; filing on time automatically stays it. For L3 orders, from September 21, 2026 the LTB can set the order aside only if that would not be unfair, and cannot consider changes in the tenant's circumstances after the agreement or notice (O. Reg. 516/06, s. 8.2).
- Request to review within 15 days of an order issued on or after July 1, 2026. A request does not stay the order automatically: the requester has to ask for a stay, and the LTB decides (Rules 26.10 and 26.11).
- Appeal to the Divisional Court within 30 days, on a question of law only (s. 210). Tribunals Ontario states that an appeal automatically stays the order unless the court or the LTB lifts the stay.
If any of these is filed after you have paid the sheriff, ask the Court Enforcement Office how it handles the paused file, and keep the LTB's stay or void notice with your records.
Frequently asked questions
Can I change the locks once I have an eviction order?
No. Only the Court Enforcement Office can enforce the order. Changing the locks yourself can lead to a tenant application and prosecution.
How long do I have to file the order with the sheriff?
Six months after the order takes effect (s. 81). The period does not run while the order is stayed by an appeal or an LTB review or set-aside proceeding.
Where do I file an LTB eviction order in Toronto?
Toronto filings can be made online through the Ontario Courts Public Portal, or in person or by mail at the Toronto Court Enforcement Office.
What does the sheriff charge to enforce an eviction?
O. Reg. 294/92 sets $75 to file an order and $240 for each enforcement attempt, plus a kilometre allowance. Confirm the total with your local office.
My tenant paid everything the day before the sheriff came. What now?
On an L1 order, the tenant can bring a s. 74(11) motion once per tenancy. Once the LTB accepts it, enforcement is stayed until the hearing, and the LTB can make the tenant reimburse your non-refundable sheriff fees as a condition of voiding the order.