Eviction Services
When Tenants Don't Work Out, We Handle the Process
Nobody wants to evict a tenant. But sometimes it's necessary — non-payment, lease violations, or property damage. When it happens, you need someone who knows the process, follows the law, and gets it done properly. We've been handling Ontario evictions for 40 years.
Situations That May Lead to Eviction
- Non-payment of rent — Consistently late or refusing to pay
- Persistent late payment — Regularly paying late despite warnings
- Damage to property — Significant damage beyond normal wear
- Interference with others — Disturbing other tenants or neighbours
- Illegal activity — Using the property for illegal purposes
- Too many occupants — More people living there than lease allows
- Landlord's own use — You or family member needs to move in (with restrictions)
Ontario Process
How Eviction Works in Ontario
Document the Issue
Serve Proper Notice
Wait Period
File with LTB
LTB Hearing
Order Issued
Enforcement (If Needed)
By The Numbers
How Long Does Eviction Take?
7-60 days (varies by type)
Notice period
Same day to 2 weeks
Hearing to order
2-4 weeks
Order to Sheriff enforcement
**2-6 months typical**
**Total (non-payment)**
Our Role
How We Help With Evictions
Documentation
We maintain detailed records of issues, communications, and timeline — essential for LTB proceedings.
Proper Notices
We prepare and serve the correct notice forms with proper content and delivery.
LTB Filing
We complete and file LTB applications correctly, avoiding delays from errors.
Hearing Preparation
We compile evidence, organize documentation, and prepare for the hearing.
Communication Management
We handle all tenant communication during the process, professionally and legally.
Process Guidance
We explain each step, set realistic expectations, and keep you informed throughout.
Important Legal Notes
- Standard eviction process and LTB filings
- Documentation and evidence preparation
- Notice preparation and service
- Process management and coordination
- Tenant has legal representation
- Complex disputes or counterclaims
- Unusual circumstances
- Human rights issues raised
- Significant financial amounts at stake
The Best Eviction Is One You Don't Need
- Thorough screening — Finding reliable tenants from the start
- Clear leases — Expectations documented upfront
- Responsive management — Issues addressed before they escalate
- Early intervention — Late payment follow-up starts immediately
- Professional relationships — Tenants respect the arrangement
By The Numbers
Eviction Costs
$186+
LTB filing fee
$400+
Sheriff enforcement
Varies (2-6 months typical)
Lost rent during process
FAQ
Frequently Asked Questions
Can I just change the locks to get a tenant out?
No. "Self-help" evictions are illegal in Ontario. You must go through the LTB process. Changing locks, shutting off utilities, or removing belongings without an LTB order can result in serious legal consequences.
What if the tenant just stops paying and won't leave?
We serve an N4 notice, wait the required period, file with the LTB, and pursue the eviction order. The process takes time but is the only legal path.
Can I evict a tenant to sell the property?
Not directly. You can list and sell an occupied property (tenant stays with new owner), or in some cases pursue an N12 notice for personal use. Rules are strict — consult us about your specific situation.
What if a tenant claims they can't pay due to hardship?
The LTB will hear their circumstances but non-payment is still grounds for eviction. The LTB may grant some extra time but generally won't deny eviction for ongoing non-payment.
How do I recover unpaid rent?
The LTB order can include a judgment for arrears. Collection is a separate matter — you may need to pursue through Small Claims Court or collection agency.
What about a tenant who's damaging the property?
Document everything with photos, dates, and descriptions. We serve appropriate notices (N5 for most damage). The LTB evaluates severity and pattern of behavior.
Services