Ontario’s Bill 60 brings major Residential Tenancies Act 2025 changes for Niagara landlords: from N4 notice 7 days to new Landlord and Tenant Board (LTB) eviction timelines. Here’s what Niagara Region property owners need to know.

If you own a rental in Ontario, you’ve probably heard some version of this already: “ They’ve finally fixed the LTB. You can evict non-paying tenants way faster now. ”

There’s a kernel of truth there… but also a lot of wishful thinking.

Why Bill 60 is Important

On November 24, 2025, Ontario passed Bill 60, the Fighting Delays, Building Faster Act, 2025 ,which makes some of the most significant changes to the Residential Tenancies Act (RTA) we’ve seen in years, especially around rent arrears and the Landlord and Tenant Board (LTB) process. Some pieces still depend on regulations that haven’t been released yet ,which means this is a moving target.

This guide breaks down what we know today, what’s still uncertain, and how landlords in St. Catharines, Niagara Falls, Welland, or anywhere across the Niagara region can respond in a practical, risk-managed way.

1. Shortened N4 Notice Period: From 14 Days to 7 Days

Under the amended RTA ,landlords can now issue an N4 notice of termination for non-payment of rent with a termination date not earlier than the 7th day after the notice is given .

In other words, before Bill 60, when you served an N4 for non-payment, the earliest termination date was 14 days after service (for monthly tenancies). Now, with Bill 60, if you serve an N4, the earliest termination date is 7 days after service for most rent arrears situations (for monthly or annual tenancies).

What this actually means in practice:

  • You can file your L1 application sooner: Once the N4 termination date passes without payment, you don’t have to wait another week to file for an L1 at the LTB.
  • It does NOT fix LTB delays by itself: The real bottleneck has always been the Board’s backlog, not the notice period.

2. The 50% Arrears Payment Rule for Tenant Defences

This is arguably one of the most important RTA 2025 changes .Tenants seeking to raise new issues (such as repairs, pests, heat issues, harassment) and use them as a defence at a non-payment hearing will generally have to pay at least 50% of the rent arrears claimed in the landlord’s application.

Why this matters for Niagara landlords:

The 50% rule aims to make it harder for tenants to use last-minute maintenance complaints as a delay tactic and keep some money flowing while the dispute is resolved.

3. N12 Own‑Use Evictions: Compensation Eliminated (with 120+ Days’ Notice)

Bill 60 eliminates the compensatory payment to tenants when a landlord wants to apply for eviction for their own use or a qualifying family member’s use, if they provide 120 days’ notice.

What this means in Niagara:

For small Niagara landlords (let’s say, someone who owns a duplex in St. Catharines and wants to move into one unit), this could potentially mean a lower cost to take back their unit, provided they serve a proper N12 and have good‑faith intent to occupy the place. Bad-faith N12 evictions remain risky and may result in fines and other penalties at the LTB.

As specifics will unfold through forthcoming regulations and evolving LTB rulings, approach N12 cautiously and seek legal or paralegal counsel.

4. LTB Review Deadline Cut to 15 Days

Landlords have long been frustrated with how long it can take to get finality after an LTB order. Bill 60 tries to tighten this up. Now the deadline has been reduced to 15 days (previously 30), with limited options for extension in “exceptional circumstances.”

Why this matters:

If you obtain an eviction order for rent arrears eviction in Ontario ,the window in which the tenant can ask the LTB to reopen the case is now much shorter. This makes it slightly easier to plan around an order without worrying about a late review request derailing timelines months later.

Besides, Bill 60 also gives the government more power to limit when and how the LTB can revisit its own decisions ,again through regulation. The goal (at least in theory) is to cut down on endless second chances and keep files moving.

5. “Persistent Late Payment” Definition (Coming via Regulation)

Another important piece of Bill 60 doesn’t change anything today but sets the stage for a new ground of eviction.

The legislation amends the RTA to allow regulations that define “persistent failure to pay rent on the date it becomes due and payable.” Once the regulations are in place, we may see a new or clearer eviction pathway for tenants who always pay, but always pay late .

Why this matters for Niagara landlords:

Late rent is a chronic reality in softer parts of the Niagara market. Depending on how strictly “persistent” is defined, this could become a powerful tool for dealing with chronic late payers, or it could remain a narrowly used ground that requires detailed documentation and multiple warnings.

For now, the key point is: the definition is coming via regulation .Until those regulations are published, we won’t know exactly how the LTB will apply this concept.

6. LTB Eviction Timeline Ontario: Expectations vs. Reality

A lot of landlords are googling “ How long to evict tenant Ontario 2025 ” right now, hoping Bill 60 is a magic reset button.

Let’s see things clearly: Yes, timelines are shorter and tighter now : N4 notice 7 days instead of 14, and 15-day LTB review deadline instead of 30, plus more authority to streamline hearings and limit last-minute issues .

However, it’s fundamental to keep in mind that real-world eviction timelines will still depend on LTB scheduling capacity in the region ,whether the tenant disputes the application, and the complexity of the issues, just to name a few.

Final Takeaway: Where This Hits Home

What Bill 60 actually means on the ground in St. Catharines, Niagara Falls, Welland, Thorold, and surrounding communities :

  1. Cash flow risk is still the #1 issue: A 7-day N4 is helpful, but if a tenant stops paying entirely, you’re still financing that loss while you wait for a hearing and sheriff date.
  2. Paperwork mistakes are more costly than ever: All notices must be on LTB-approved forms .A defective N4 or N12 can send you back to square one.
  3. Local help is still crucial: if you want tenant‑side perspective or a balanced view, you can refer people to community resources such as the Niagara Community Legal Clinic .In addition, you can get in-person assistance with forms from ServiceOntario ,including the office at 301 St. Paul Street in St. Catharines .
  4. Professional management matters more as rules tighten: Keeping pace with every new RTA tweak is difficult. This is exactly where consistent, on-the-ground property management in St. Catharines and across the Niagara region adds value: from early intervention on arrears to building solid evidence files for LTB.

Legislation Is Changing, Fundamentals Aren’t

Bill 60 is big news and could bring some important changes. But even with a 7-day N4 ,a 50% arrears threshold for certain tenant defences, and a 15-day LTB review deadline ,the fundamentals haven’t changed:

  • Screening matters. The best eviction is the one you never need.
  • Documentation matters. Every email, rent receipt, and repair invoice can make or break your case.
  • Local expertise matters. Navigating RTA 2025 changes from a distance is risky in a market as nuanced as Niagara.

If you own or are considering investing in rental property in St. Catharines, Niagara Falls, Welland, or anywhere across the Niagara region ,staying ahead of these regulatory shifts is now part of being a landlord.

If you’d rather not keep track of every tweak to the RTA and LTB, this is exactly where professional Niagara property management becomes more than a convenience. It becomes a form of risk insurance for your time, cash flow, and peace of mind.

Disclaimer

This post is for informational purposes only and does not constitute legal advice. Landlord-tenant law is complex, and individual circumstances vary. For advice on your specific situation, consult a licensed paralegal or lawyer. For official information, visit the Landlord and Tenant Board at tribunalsontario.ca/ltb .