Serving landlord notices in Ontario

A correct notice can still fail if it isn't delivered properly. Here's how service generally works under the Residential Tenancies Act.

Common methods: hand it to the tenant, leave it with an adult in the unit, put it in the unit's mailbox or mail slot, or send it by mail or courier.
Mail and courier add time before the notice is treated as given, which affects the earliest valid date.
Email service is generally only permitted where the tenant has agreed in writing to receive documents by email.
Keep proof of how and when each notice was served. The LTB has a Certificate of Service form.

Permitted ways to give a notice

Under section 191 of the Residential Tenancies Act, a notice or document is generally sufficiently given to a tenant by:

Handing it to the tenant.
Handing it to an apparently adult person in the rental unit.
Leaving it in the mailbox or place where mail is ordinarily delivered to the tenant.
Sliding it under the door or through a mail slot in the door of the unit.
Sending it by mail to the last known address.
Sending it by courier.
By email, if the tenant has agreed in writing to receive notices that way.

How the method affects timing

Mail generally adds five days before the notice is deemed given, and courier generally adds one business day. Build these days into your termination or effective dates, because a notice that's short by even one day can be invalid.

Always check the timing rules in the instructions for the specific LTB form you're using.

Recording service

Write down who served the notice, the method, the date and time, and keep a copy of exactly what was delivered. If you later apply to the Board, you'll usually need to file a Certificate of Service.

Notices from tenants

The same general methods apply when a tenant gives a notice to a landlord, such as Form N9. Make sure tenants know the address or email where notices should be sent. The Standard Lease has a section for this.

Common questions

Can I text a notice to my tenant?

Text messages aren't listed as a service method. Email is only generally permitted with the tenant's written consent.

Can I tape a notice to the door?

Taping to the door isn't one of the listed methods. Use the mail slot, mailbox or another permitted method.

Does registered mail help?

It gives you proof of mailing, but the mail timing still applies.

Where's the Certificate of Service?

On the Landlord and Tenant Board forms page, with the other LTB forms.

Can a property manager serve notices?

Yes, a landlord's agent can serve notices on the landlord's behalf.

Official sources

Last reviewed September 2026. General information, not legal advice.