How long does the full eviction process take in Ontario?
From the day the notice is served to the day the Sheriff posts the eviction order, typical files run 75 to 150 days. Non payment cases (N4 to L1) tend to be on the shorter end. Cause cases (N5 to L2) tend to be longer because the hearings involve more evidence.
Can I evict a tenant without going to the LTB?
No. Under the Residential Tenancies Act 2006 a landlord cannot legally evict a tenant without an order from the Landlord and Tenant Board. Self help eviction (changing locks, removing belongings, shutting off utilities) is illegal and exposes the landlord to administrative fines and tenant damages.
Are paralegals allowed to represent landlords at the LTB?
Yes. Paralegals licensed by the Law Society of Ontario (P1 class) are authorized to represent landlords at the Landlord and Tenant Board, in Small Claims Court, and on related matters. Every paralegal at Ontario Eviction Services is in good standing with the Law Society.
What is the difference between a paralegal and a lawyer for an eviction case?
For most LTB cases the work is the same. Paralegals are specifically trained and licensed for tribunals and Small Claims. For matters that exceed the LTB or Small Claims jurisdiction, we refer to lawyers we work with regularly.
How much does an LTB filing cost?
The LTB filing fee is $201 for most applications as of 2025. This is separate from our flat fee. We pay the filing fee on your behalf and bill it back at cost.
What if the tenant pays after I file the L1?
Attend the hearing. The arrears may be paid in full and the eviction request dismissed, but we still ask for the filing fee as costs under section 87 of the RTA. We also request a conditional order to protect against repeat default.
Can I include late fees and NSF charges on an N4?
No. The N4 lists lawful rent only. Late fees, NSF charges, key deposit shortfalls, and damage are not lawful rent. Including them is the single most common reason L1 applications get dismissed.
Do you serve all of Ontario or only the GTA?
All of Ontario. We file at every LTB regional office in the province. Hearings are by videoconference in most cases, which means the landlord's geographic location is not a barrier.
Can I evict a tenant in winter in Ontario?
Yes. The RTA does not pause evictions in winter. The LTB schedules hearings year round and Sheriff enforcement runs year round. Adjudicators may consider individual hardship at the hearing but cold weather alone is not a bar.
What is a conditional order?
A conditional order preserves the tenancy on conditions (typically on time rent payment for a defined period). If the tenant breaches the condition, the landlord can file an L4 application and obtain an eviction order without a new hearing in many cases.
What is the difference between the N4 and the N8?
The N4 ends a tenancy for non payment of rent that is currently owing. The N8 ends a tenancy at the end of term for persistent late payment, even if the current arrears are zero. Many files run both in parallel.
How do I collect unpaid rent after the tenant moves out?
File an L9 application with the LTB within one year of the tenant vacating. If you already hold an LTB order for arrears, enforce it through Small Claims Court for wage garnishment or bank seizure. We handle both pathways.
Can a property manager represent the landlord at the LTB?
Only if licensed as a paralegal or lawyer in good standing with the Law Society of Ontario. Most property managers are not licensed and cannot represent.
Are LTB hearings by Zoom or in person?
Most LTB hearings are by videoconference. In person hearings are still ordered for some cases involving technology issues or specific evidence needs.
Do you handle Small Claims Court for unpaid rent?
Yes. After we obtain an LTB order for arrears, we can enforce it through Ontario Small Claims Court for monetary claims up to $35,000.
What is bad faith under the N12?
Bad faith means the landlord served the N12 without genuine intent to use the unit for personal residential purposes. Re renting the unit within 12 months of the eviction is the most common trigger. Section 57 of the RTA gives the former tenant up to one year to file a bad faith application.