Eviction & LTB support.
Done correctly. The first time.
Eviction is the wrong place to learn the Residential Tenancies Act. When the situation requires it, we serve lawful N-forms, prepare evidence, represent you at the Landlord & Tenant Board, and coordinate post-judgment recovery. Scoped and quoted per engagement.
Every case is scoped and quoted in writing before we proceed. LTB filing fees pass through at cost. You approve the quote first — no surprise charges.
What you can expect.
Eviction takes
four to five months.
Anyone selling you a 30-day timeline is lying. Even a procedurally perfect non-payment case runs 18–22 weeks in Ontario right now — most of that is LTB backlog. We won’t pad the estimate, but we won’t under-promise either.
Tenant cures or surrenders
Hearing + appeal + enforcement
- Day 1Pre-filing
Rent missed
Automated detection. We hold filing for 5–7 days while attempting direct tenant contact — most missed payments are paychecks, not defaults.
- Week 2Formal
N4 served
14-day notice of termination for non-payment, served by registered mail and in-person delivery. Tenant has 14 days to pay or vacate.
- Week 4Formal
L1 filed with LTB
If rent remains unpaid past the termination date in the N4, we file the L1 application with the Landlord & Tenant Board.
- Week 12–16Formal
LTB hearing
Hearing scheduled (current LTB backlog runs 2–4 months from filing). We assemble evidence binder, brief witnesses, and represent you.
- Week 16–18Enforcement
Order issued
Eviction order received from the Board. Tenant typically has 11 days to vacate voluntarily before sheriff enforcement is available.
- Week 18–22Enforcement
Sheriff enforcement
If tenant remains, we file the order with the local Sheriff. Enforcement typically occurs within 2–4 weeks of filing.
Pick your situation.
We’ll show the right form.
The Ontario LTB has six different notice forms with different notice periods, different cure rights, and different escalation paths. Using the wrong one is the most common reason cases get dismissed.
Non-payment of rent
The tenant has missed rent. Most common cause of LTB filings in Ontario, and the most procedurally rigid — one missed timing step and the case has to restart.
Zulma’s process
- 1Day 5–7: Direct contact, payment plan attempted
- 2Day 14: N4 served by registered mail + in-person
- 3Day 28: If unpaid, L1 application filed with LTB
- 4Day ~90: Hearing scheduled (2–4 month backlog)
- 5Post-order: Sheriff enforcement if tenant remains
From notice to sheriff.
All in one engagement.
Lawful N-form drafting
N4, N5, N7, N8, N12, N13 — drafted correctly the first time. One wrong checkbox and the case has to restart.
Hearing representation
Evidence binder assembled, witnesses briefed, you represented at the LTB in person or by video.
Arrears recovery
Post-judgment, we coordinate small claims filings, wage garnishment, and CRA debt referrals.
Mediation first
Many situations resolve through mediation, a payment plan, or a controlled mutual surrender. We pursue resolution before escalation — it’s faster and cheaper for you.
Documentation discipline
Every interaction logged, every notice served by registered method. Cases fall apart at the LTB on bad paper trails. Ours don't.
Honest expectation-setting
We tell you the realistic timeline, the realistic cost, and the realistic outcome. No false hope, no padding.
The cheapest, fastest eviction
is the one that doesn’t happen.
Many cases resolve before a hearing — through mediation, payment plans, or a controlled mutual surrender (N11). We’ll always tell you when fighting at the LTB makes worse sense than negotiating a clean exit.
For straightforward non-payment cases: 18–22 weeks from missed rent to enforcement. The LTB backlog drives most of this — hearings are currently scheduled 12–16 weeks from filing. Damage/disturbance cases (N5 → N7) run 16–28 weeks. Landlord's-own-use (N12) is 12–20 weeks if uncontested. Anyone telling you 'we can have them out in 30 days' is lying.
Your portfolio deserves
a real operator.
Thirty-minute consult. No pitch deck, no obligation. We’ll be honest about whether we’re the right fit.