Landlord & Tenant Board Representation
Licensed Paralegal Advocacy for Ontario Landlords — Protect Your
Investment
From notice drafting to Sheriff-enforced evictions, we handle every
stage so you get results, not delays. Don’t let procedural errors
cost you months of lost rent.
LTB Paralegal Representation
Stop Losing Rent to Procedural Delays
Ontario’s Residential Tenancies Act is one of the most
tenant-protective statutes in Canada. A single error on a Notice of
Termination — an incorrect date, a missing particular, an improper
service method — can cause the Board to dismiss your application
after months of waiting. You need an advocate who knows every procedural
detail.
- Eviction Enforcement (Sheriff)
- Rent Arrears Recovery (L1)
- N12 & N13 Strategy
- LTB Hearing Representation
- Lease Drafting & Review
- Above-Guideline Increases
Protect Your Rental Investment
Ontario’s Residential Tenancies Act, 2006 (RTA) governs
every aspect of the landlord-tenant relationship — from how much
notice you must give, to how rent arrears are calculated, to when and how
the Sheriff can enforce an eviction order. A single procedural error on a
Notice of Termination — such as an incorrect termination date on an
N4, wrong compensation amount on an N12, or missing particulars on an N5
— can cause the Landlord and Tenant Board to
dismiss your application after months of waiting.
Our team ensures your paperwork is flawless from day one, your evidence is
organized, and your case is presented persuasively at every hearing.
Whether you own one unit or an entire building, we treat your matter with
the urgency it deserves.
We handle matters across the Greater Toronto Area, including Toronto,
Mississauga, Brampton, and surrounding regions. Every case is managed
directly by a
Law Society of Ontario
licensed paralegal — never handed off to an assistant.
Services
Core Landlord Services
From notice drafting to Sheriff enforcement, we cover every step of the
Ontario eviction process.
Eviction Management
We draft and serve all notices of termination (N4, N5, N12, etc.),
represent you at LTB hearings, and coordinate with the Sheriff for
lawful removal.
Rent Arrears Recovery (L1)
Don’t let unpaid rent erode your cash flow. We file an L1
application immediately to secure a payment order or eviction.
Lease Drafting & Review
We add enforceable “Section 15” additional terms covering
unauthorized occupants, pets, and maintenance to protect your rights.
Bad Faith Defence
We provide a documented defence against T2 (Harassment) and T5 (Bad
Faith) applications to protect you from fines.
N12 & N13 Applications
Reclaim property for personal use or renovations. We ensure
compensation is paid and affidavits are sworn correctly.
Above-Guideline Increases
We prepare AGI applications when your costs for taxes or utilities
have risen beyond the guideline.
Ontario Landlord Notice Types
Understanding which notice to serve is the first step to a successful
outcome at the LTB.
| Notice | Reason | Notice Period | LTB Application |
|---|---|---|---|
| N4 | Non-payment of rent | 14 days | L1 — Eviction & arrears |
| N5 | Interference/Damage | 20 days | L2 — Eviction |
| N7 | Serious Safety Risk | 10 days | L2 — Eviction |
| N12 | Personal/Purchaser Use | 60 days | L2 — Eviction |
| N13 | Demolition/Reno | 120 days | L2 — Eviction |
| N8 | Persistent Late Rent | End of term | L2 — Eviction |
Common Landlord Mistakes That Delay Evictions
Even experienced property owners make procedural errors that cost months
of lost rent and reset the entire process. The Landlord and Tenant Board
will not overlook a defective notice — no matter how legitimate your
claim. Here are the mistakes we see most often:
-
1
Wrong termination date on the N4.
The earliest termination date must be at least 14 days after the
notice is given. If it falls on the wrong day, the Board will
dismiss the L1 application and you must start over. -
2
Improper service of the notice.
Sliding a notice under the door without following the methods
prescribed by Section 191 of the RTA (personal delivery, mail with
an additional 5 days, or posting on the door) can void the entire
proceeding. -
3
Missing or vague particulars on the N5.
An N5 notice must describe the specific behaviour, the dates it
occurred, and the unit affected. Stating “the tenant is
noisy” without detailed incidents will not survive a
challenge. -
4
Failing to pay N12 compensation before the termination
date.
If you are evicting a tenant for personal use, one month’s
rent compensation must be paid (or offered) to the tenant before the
termination date — not at the hearing, not after. -
5
Accepting partial rent after serving an N4.
Accepting any amount less than the full arrears can void the N4
notice entirely, forcing you to re-serve and wait another 14
days. -
6
Self-help evictions.
Changing locks, removing belongings, or shutting off utilities is
an illegal lockout under Section 26 of the RTA. The tenant can file
a T2 application and you may face fines of up to $50,000 for an
individual or $250,000 for a corporation.
A licensed paralegal reviews every document before it is served, catching
these errors before they derail your case. The cost of professional
representation is almost always less than the cost of a single dismissed
application and the months of additional unpaid rent that follow.
About Legal Maters
Legal Expertise for Landlords
Whether you’re a landlord or property owner, Legal Matters brings two decades of experience in law to provide you with comprehensive legal solutions. The premise is to swiftly analyze your situation, navigate the complexities of the law, and deliver a rational resolution that upholds your integrity and mitigates risk.
Understand that law is an artificial superimposition onto ordinary life. With a deep understanding of legal complexities, Legal Matters help you navigate the legal landscape and work towards equitable solutions that defend your interests and advocate for your rights.
Founder of Legal Matters
Identify Solutions
To begin the process, simply get in touch with by filling out the contact form, emailing or calling.
Action Plan
Prepare a tailored action plan outlining recommended approach to address your legal matters.
Executing Your Plan
Legal Matters will proceed to execute the planned actions to resolve your legal issues.
We are expert at
Why Clients Choose Us?
Led by an experienced professional with over 20 years of business experience and a strong legal background, Legal Matters combines legal expertise with a keen understanding of the bigger picture. Legal Matters recognizes how your financial resources may be compromised and strives to address both the macro and micro aspects of your legal issues.
Trust Legal Matters to provide you with reliable legal counsel and strategic guidance. Protect your interests, ensure legal compliance, and deliver effective solutions tailored to your specific needs.
Recent Ontario Landlord-Tenant Law Updates
Ontario’s rental landscape continues to evolve. Staying current with
legislative and Board practice changes is essential to protecting your
rights as a landlord. Here are the developments that matter most:
Rent increase guideline. The provincial guideline for
2025 is set at 2.5%, which applies to most residential units first
occupied before November 15, 2018. Units first occupied after that date
are exempt from rent control entirely, meaning landlords can increase rent
by any amount with 90 days’ written notice (N1 or N2).
Digital hearings are now standard. Since the pandemic,
the majority of LTB hearings are conducted via the Tribunals Ontario
Portal (videoconference). While in-person hearings can still be requested,
landlords must be prepared to present evidence digitally — including
uploading photographs, payment records, and communication logs in advance
of the hearing date.
Increased penalties for bad faith evictions. The province
has strengthened enforcement against landlords who use N12 or N13 notices
in bad faith. If the Board determines the unit was not genuinely occupied
by the landlord or family member (or renovations were not undertaken),
fines can reach $50,000 for individuals and
$250,000 for corporations. Tenants may also be awarded
the difference in rent for up to one year.
LTB processing delays. As of late 2025, average wait
times from filing to hearing range from 6 to 10 months depending on the
region. This makes it critical to file applications as early as legally
permitted and to ensure every document is correct the first time — a
dismissed application means going to the back of the queue.
We monitor every change to the RTA, LTB Rules of Practice, and related
regulations so our clients never miss a deadline or file an outdated form.
If you are unsure how a recent change affects your property,
contact us for a free case review.
Frequently Asked Questions
Common questions from Ontario landlords about the eviction process.
How fast can I evict a tenant for non-payment of rent in Ontario?
in full, we file an L1 application with the Landlord & Tenant Board
immediately. Current LTB wait times range from 3 to 6 months from filing
to hearing, which is why immediate filing is critical.
Can I evict a tenant to sell my rental property?
must have a signed Agreement of Purchase and Sale before serving an N12
notice with at least 60 days’ notice and one month’s rent
compensation.
What happens if my N4 notice has an error?
the termination date, arrears amount, or other particulars are
incorrect. We review every notice before service to ensure it is legally
compliant.
Can a paralegal represent me at the Landlord & Tenant Board?
Ontario to represent landlords and tenants at the LTB, Small Claims
Court, and certain tribunals.
What if the tenant refuses to leave after an eviction order?
under the RTA. We file the eviction order with the Court Enforcement
Office (Sheriff) for lawful physical removal of the tenant.
How much does landlord legal representation cost?
flat-rate pricing for standard evictions and provide detailed quotes for
complex matters during your free initial consultation.
What is an N12 notice and when can I use it?
Purchaser, or a Family Member Requires the Rental Unit. It requires at
least 60 days’ notice, compensation equal to one month’s
rent paid before the termination date, and a genuine intent to occupy
the unit.
