Landlord Successfully Evicts Tenant After 4 Months of Unpaid Rent

📚 Educational Case Study: This is a representative example based on common LTB cases. Names and details have been changed. For official information about the eviction process, visit tribunalsontario.ca/ltb.

Background

Sarah, a landlord in Toronto, rented out a one-bedroom condo for $2,200/month to a tenant named Marcus. For the first year, rent was paid on time without issues. However, starting in June 2025, Marcus stopped paying rent entirely.

Property Details:

Location: Downtown Toronto
Monthly Rent: $2,200
Lease Type: Month-to-month (after initial 1-year term)
Rent Due Date: 1st of each month

The Dispute

By the end of September 2025, Marcus owed four months of rent totaling $8,800. Sarah attempted to communicate with Marcus multiple times:

June 5: Sent text message reminding him rent was overdue
June 15: Called and left voicemail
July 3: Sent email asking if there was a problem
July 10: Attempted in-person visit (no answer)

Marcus responded once in July, promising to “catch up soon” but never provided a concrete plan or made any payments.

The LTB Process

Step 1: Serving the N4 Notice

On July 15, 2025, Sarah served Marcus an N4 – Notice to End Tenancy for Non-Payment of Rent. She:

Calculated the exact arrears as of the termination date
Set a termination date 14 days in the future
Served the notice by sliding it under the tenant’s door
Completed a Certificate of Service noting the date, time, and method of service

For the official N4 form, visit tribunalsontario.ca/ltb/forms

Step 2: Filing the L1 Application

After the 14-day notice period expired with no payment, Sarah filed an L1 – Application to Evict a Tenant for Non-Payment of Rent through the Tribunals Ontario Portal.

She included:

Copy of the N4 notice
Certificate of Service
Detailed rent ledger showing all payments and arrears
Copy of the lease agreement

Filing fee paid: $201.00

Step 3: The Hearing

The LTB scheduled a hearing for October 20, 2025, via Zoom. At the hearing:

Sarah presented:

Her rent ledger showing $8,800 in arrears (4 months)
Text message screenshots showing her attempts to communicate
The properly served N4 notice

Marcus’s response:

Marcus attended the hearing
He explained he lost his job in May and was struggling to find new employment
He asked for more time to pay but offered no concrete payment plan
He did not dispute owing the rent

The Decision

The adjudicator ruled in Sarah’s favor, issuing an eviction order. Key findings:

The N4 was properly served with correct termination date
The arrears were proven through the rent ledger and lease agreement
Marcus admitted he owed the rent and had not paid
No payment plan was viable as Marcus provided no evidence of income or ability to pay

The Order Included:

Eviction order terminating the tenancy
Order to pay $9,486 (arrears + daily compensation + filing fee)
Standard 11-day voiding period (tenant can void by paying in full)
Sheriff enforcement authorization after voiding period

Aftermath

Marcus did not pay the arrears during the 11-day voiding period. Sarah filed for Sheriff enforcement, and Marcus vacated the unit on November 28, 2025.

Lessons Learned

For Landlords:

Document everything — Keep detailed rent ledgers and save all communication
Follow the process exactly — Ensure N4 is served correctly with proper termination date
File Certificate of Service — This proves you served the notice properly
Be patient — The process takes time but protects your interests
Attend your hearing prepared — Bring all evidence organized and ready

For Tenants Facing Similar Situations:

Communicate early — If you’re struggling, tell your landlord before you miss rent
Propose a payment plan — Come to the hearing with a realistic plan to catch up
You can void the eviction — Pay all arrears plus costs before Sheriff enforcement
Seek help — Organizations like legal aid clinics can provide free advice
Know your rights — Landlords must follow strict procedures; errors can help your case

Official Resources

LTB Forms — Download N4, L1, and other forms
Tribunals Ontario Portal — File applications online
LTB Contact — Get help from the LTB

Derived from: LTB Procedures - Tribunals Ontario • Last updated: November 15, 2025

Disclaimer: This case study is for educational purposes only. It represents a common scenario but is not a real case. Always verify procedures with the official Tribunals Ontario website and consult a legal professional for advice specific to your situation.