Welcome back to our series breaking down the reality of Landlord and Tenant Board (LTB) evictions in Ontario. So far, we’ve tackled how bankruptcy affects evictions and how LTB orders are still enforceable despite it. But now, let’s talk about one of the most frustrating parts of the process: the wait times.
If you’ve been wondering “How long will this actually take?” — you’re not alone.
From Application to Lockout: What Landlords Can Expect in 2025
Evictions in Ontario don’t happen overnight. Even when everything goes smoothly, the process can still stretch over half a year — or more. Here’s a realistic breakdown of the current timeline as we head through 2025:
🗓 Step-by-Step Eviction Timeline (If All Goes Well)
1. Getting an LTB Hearing Date:
🕒 4–6 months after filing your application
Urgent matters (like serious safety concerns) may be prioritized, but for most non-payment or breach cases, expect a long wait.
2. Receiving the LTB Order After the Hearing:
🕒 Usually 2–4 weeks after the hearing
Once the LTB adjudicator makes a decision, you’ll get your written order. But even here, there can be minor delays — especially if you’re waiting on mailed or e-filed documents.
3. Filing for Enforcement with the Sheriff (Writ of Possession):
🕒 Typically 1–2 weeks to schedule
After receiving the LTB order, you need to file a Notice of Eviction (Form Writ of Possession) with the local Sheriff’s Office. There may be some back-and-forth to schedule the eviction.
4. Sheriff Enforcement – The Actual Lockout:
🕒 2 to 6 weeks, depending on location
This is where regional differences really show:
GTA (Toronto, Peel, York, Durham): Longer delays — 4 to 6 weeks is common
Smaller cities or rural regions (Niagara, Kingston, etc.): Faster turnarounds — often 2 to 3 weeks
➤ So, What’s the Total Time from Start to Finish?
🕒 Realistically: 6 to 9 months
That’s if nothing is appealed, delayed, or contested. And in some cases — especially in high-volume regions — it can take even longer.
What This Means for Landlords
This timeline has serious implications, especially for small landlords who rely on rental income to cover mortgages, taxes, or basic cash flow. A six-month delay in rent can be financially devastating.
Key Takeaways:
Plan for delays and budget accordingly.
Act quickly — the sooner you file with the LTB, the sooner the clock starts ticking.
Document everything in case you need to escalate or prove urgency.
Follow up regularly with both the LTB and the Sheriff’s Office — delays often come from missed communication or paperwork.
Coming Up Next in the Series...
In Chapter3, we’ll cover what improvements are being made !
Stay informed. Stay strategic. Protect your investment.
The eviction process in Ontario is slow — but knowing what to expect (and how to prepare) can make all the difference.
Drop a comment if you're enjoying this series and want more!