A tenant filed against me. What do I do?

Take it seriously and respond properly. Ignoring tenant applications or showing up unprepared often results in orders against you by default. Contact a paralegal as soon as you receive notice of a tenant application to review the claims, identify weaknesses, prepare your response and evidence, and represent you at the hearing.

Landlord Representation

Q: How long does eviction take in Ontario?

From serving an N4 notice to Sheriff enforcement, expect three to six months for straightforward non-payment cases. Notice periods are fourteen days minimum, LTB wait times run eight to twelve weeks from filing to hearing, then eviction orders typically give eleven days before enforcement. Complex cases or tenant defenses can extend this timeline.

Q: What does landlord representation cost?

Fixed-fee packages are offered for most landlord matters so you know the cost upfront. Fees depend on the type of matter and complexity. Initial consultations are free. Consider the cost of representation against months of additional lost rent from mistakes or dismissed applications.

Landlord Paralegal Toronto – Representation at the Landlord and Tenant Board

Experienced paralegal protecting rental property owners and resolving tenant disputes across Toronto and the GTA

Eviction Applications Rent Recovery Tenant Disputes

Problems with Your Tenant?

Whether they’re not paying rent, damaging your property, disturbing other tenants, or filing complaints against you, there’s a proper way to handle it. Let’s discuss your options.

Get Landlord Help Now

Or call: (416) 561-2345

Protecting Landlords and Their Investments

Owning rental property in Ontario comes with complex legal obligations and significant risks when things go wrong. Tenants who stop paying rent while you cover the mortgage. Property damage that eats into your returns. Problem tenants who disturb other residents and threaten your reputation. Tenant applications that put you on the defensive. The Residential Tenancies Act tightly regulates what landlords can and cannot do, and mistakes in handling tenant issues can be costly, both in legal consequences and in months of additional problems while you try to fix errors.

As a licensed paralegal who has represented landlords at hundreds of LTB hearings across Ontario, I help property owners throughout Toronto, North York, Scarborough, Mississauga, Brampton, and the Greater Toronto Area navigate tenant disputes effectively. From straightforward rent arrears to complex multi-issue cases, I ensure proper procedures are followed, strong cases are built, and your property interests are protected.

How I Help Landlords

Comprehensive representation for every landlord issue at the LTB

Recovering Your Property

When eviction becomes necessary, doing it correctly is essential. Invalid notices get dismissed at hearings, costing you months of additional lost rent while you start over. I handle all types of eviction applications including L1 applications for non-payment of rent preceded by a properly served N4 Notice with accurate arrears calculations and valid termination dates, L2 applications for cause when tenants damage property or substantially interfere with others preceded by an N5 Notice documenting specific incidents, N12 own use evictions when you or a family member genuinely needs to occupy the unit with proper compensation and documentation, and N13 applications for major renovations or demolition with permits and evidence that vacancy is truly required. From notice preparation through hearing representation to Sheriff enforcement, I manage the entire process.

Ontario LTB eviction process flowchart showing six stages: serve N4 notice, 7-day void period, file L1 application, LTB hearing, eviction order, and Sheriff enforcement — Non-payment eviction timeline under current Ontario rules

Recovering Rent and Damages

Getting a tenant out is often only half the battle. You may also need to recover substantial rent arrears, compensation for damage beyond normal wear and tear, or costs incurred because of the tenant’s conduct. I pursue arrears orders as part of eviction applications and advise on collection strategies including filing with Small Claims Court for amounts beyond the LTB’s jurisdiction, obtaining writs of seizure, and wage garnishment where applicable. When tenants leave owing money or leave behind damage, I help you pursue what you’re entitled to recover.

Defending Against Tenant Applications

Tenants can file applications against landlords for maintenance issues, harassment claims, illegal rent increases, improper charges, and more. These applications put you on the defensive, can result in significant rent abatements or damage awards, and become part of your record with the LTB. When a tenant files against you, prompt and effective response is critical. I review the claims, identify weaknesses in the tenant’s case, gather evidence supporting your position, and represent you at the hearing to minimize exposure and protect your interests.

Rent Increases and Compliance

Above Guideline Increase applications allow landlords to recover costs from major capital expenditures, extraordinary utility increases, or security services, but they require proper documentation and must be presented effectively to succeed. I help landlords prepare and present AGI applications with the financial evidence and supporting materials that adjudicators require. I also advise on compliance with the Residential Tenancies Act more broadly, helping you understand your obligations and avoid the mistakes that lead to tenant applications and legal liability.

Common Situations I Handle

→ Tenant Not Paying Rent

Proper N4 Notice with correct calculations, valid termination date, documented service. Then L1 application, hearing representation, and enforcement guidance. I handle it from start to finish.

→ Tenant Damaging Property

Documenting the damage, serving proper N5 Notice with specific allegations, and pursuing eviction and compensation through L2 application. Evidence matters and I help you build a strong case.

→ Problem Tenant Disturbing Others

Noise complaints, conflicts with neighbors, behavior that affects other tenants or the building. N5 notices for substantial interference require specific documentation that I help you prepare.

→ Need the Unit for Family

N12 own use evictions require genuine intent, proper notice, and compensation. I ensure your application is properly documented and can withstand bad faith challenges.

→ Tenant Filed Against You

T2 for harassment, T6 for maintenance, T1 for illegal charges. I defend against tenant applications, challenge their claims, and protect you from unwarranted orders.

→ Recovering Costs Through AGI

Major repairs, capital improvements, extraordinary costs. I prepare Above Guideline Increase applications with proper documentation so you can recover your investment.

Why Landlords Need to Get It Right

Ontario’s landlord-tenant laws heavily regulate what you can do and how you must do it. Self-help remedies like changing locks or shutting off utilities are illegal regardless of what the tenant has done. Eviction notices must meet strict technical requirements or they’re invalid. Improper procedures don’t just fail, they can result in costs awards against you and embolden tenants to continue the behavior you’re trying to stop.

→ Invalid Notices Waste Months

An N4 with wrong calculations, incorrect termination date, or improper service gets thrown out. You start over with a new notice while the tenant stays rent-free even longer.

→ Tenants Know the Defenses

Many tenants, especially in Toronto, have access to duty counsel or tenant advocacy groups. They know how to challenge technical defects in your case. Professional representation anticipates and addresses these challenges.

→ Evidence Must Be Proper

Telling the adjudicator what happened isn’t enough. You need documented evidence presented in the right format. Missing disclosure deadlines or disorganized materials weaken even strong cases.

→ Mistakes Create Liability

Improper entries, harassment allegations, failure to maintain. Missteps in handling tenant issues can turn into successful applications against you. Getting it right from the start avoids these problems.

How We Work Together

Assess Your Situation

I review your lease, the history with this tenant, any notices already served, and what outcome you want to achieve. You’ll understand your options, the process, and realistic timelines.

Prepare Valid Documentation

Whether it’s notices, applications, or responses to tenant filings, I ensure everything is procedurally correct. Proper calculations, valid dates, required information, documented service.

Build Your Evidence

I help you gather and organize the evidence that supports your case: payment records, photos of damage, communications, witness statements, inspection reports.

Represent You at the Hearing

I present your case, cross-examine the tenant and their witnesses, address whatever defenses they raise, and make the legal arguments that support the outcome you’re seeking.

After obtaining orders, I guide you through enforcement if the tenant doesn’t comply voluntarily, collection of arrears awards, and handling any post-hearing matters that arise.

Questions Landlords Ask

How long does eviction take in Ontario?

From serving an N4 Notice to Sheriff enforcement, expect three to six months for straightforward non-payment cases in the current environment. Notice periods are seven days minimum for non-payment, LTB wait times run eight to twelve weeks from filing to hearing, then eviction orders typically give eleven days before the Sheriff can enforce. Complex cases, tenant defenses, or requests for review can extend this timeline further.

Can I just change the locks or shut off utilities?

No. Self-help eviction is illegal in Ontario regardless of what the tenant has done. Changing locks, shutting off utilities, removing belongings, or otherwise forcing a tenant out without an LTB order and Sheriff enforcement exposes you to an illegal lockout application. The tenant can get back in, you’ll likely pay compensation, and you’ll still have to go through the proper process. Always use proper legal procedures.

What if the tenant claims maintenance issues?

Tenants commonly raise maintenance defenses in non-payment hearings, arguing they withheld rent because of disrepair. If you’ve maintained the property properly and responded to requests, this defense is usually manageable. I help you present evidence of your maintenance efforts, challenge exaggerated claims, and minimize any abatement the adjudicator might award. Documented responsiveness to maintenance requests is your best protection.

A tenant filed a T2/T6 against me. What do I do?

Take it seriously and respond properly. Ignoring tenant applications or showing up unprepared often results in orders against you by default or because you couldn’t effectively challenge the tenant’s claims. Contact me as soon as you receive notice of a tenant application. I review their claims, identify weaknesses, prepare your response and evidence, and represent you at the hearing.

Can you help landlords outside Toronto?

Yes. With most LTB hearings now virtual, I represent landlords across Ontario regardless of property location. I regularly handle matters throughout the GTA including Mississauga, Brampton, Vaughan, Hamilton, and beyond. For document services or in-person meetings, I’m based in Toronto and serve the Greater Toronto Area.

What does landlord representation cost?

I offer fixed-fee packages for most landlord matters so you know the cost upfront. Fees depend on the type of matter and its complexity. Initial consultations are free and I provide a clear quote after understanding your situation. Consider the cost of representation against months of additional lost rent from mistakes or dismissed applications, and professional help typically pays for itself.

LTB Resources and Guides

For detailed information about LTB forms, notice requirements, and procedures, visit our comprehensive resource library. These guides explain how each form works, common errors to avoid, and what to expect at each stage of the process.

View LTB Forms Hub

Need Help as a Landlord?

Free consultation to assess your situation and explain your options. Handle tenant issues properly from the start.

Get Landlord Help Now

Or call: (416) 561-2345