Our all-inclusive package covers:
 

• A legal fees payment plan of up to three (3) months. 

• Preparation and proper service of the N12 Notice. Process serving fees are included. 

• Filing the L2 eviction application with the LTB (our fee includes the $186 LTB filing fee).

• Drafting, organizing and serving evidence.

• Preparing and coordinating relevant witnesses. 

• Attending the LTB hearing and representing you before the adjudicator.

• Securing an eviction order.

 
If the tenant still refuses to leave after the order is granted, we will prepare and file sheriff enforcement paperwork (sheriff fees are not included and payable directly by the landlord to the Sheriff of your jurisdiction).
 
Please note that this fee only applies to standard tenant evictions for personal use. If your case is complex or requires extra steps, we reserve the right to quote an additional or increased fee.

Landlords should serve Form N5 in any of these situations:

Reason 1 – Interference with Others

• The tenant (or their guests/occupants) is disturbing other tenants, interfering with their reasonable enjoyment of the premises, or disrupting the landlord’s lawful rights.

• Examples: Loud or ongoing noise, harassment of neighbors, or obstructing common areas.

• Tip: If you, the landlord, live in the same building and there are three or fewer residential units, you may serve Form N7 instead. N7 has a shorter notice period and cannot be voided by tenant compliance.

Reason 2 – Wilful or Negligent Damage

• The tenant (or their guests/occupants) causes property damage that goes beyond normal wear and tear.

• Examples: Large holes in walls, broken fixtures, pet destruction, or significant flooring damage.

• Tip: If you can prove the damage was wilful, you may use Form N7, which is faster and cannot be voided. If you’re unsure, stick with N5 to avoid dismissal.

Reason 3 – Overcrowding

• The number of people living in the rental unit exceeds the limits allowed by local health, safety, or occupancy standards.

• Examples: Multiple unauthorized occupants creating unsafe or unsanitary conditions.

N5 cases are document-heavy and closely scrutinized by the LTB. Even minor errors—such as:

• Incorrect tenant names, addresses, or dates;

• Failure to provide specific details of the violation and relevant remedies;

• Overstating damage or claiming compensation for “betterments” (upgrades rather than repairs)

…can result in your case being dismissed or delayed for months.

Under the Residential Tenancies Act, 2006 (RTA), section 89(1):

• Tenants are responsible for damage wilfully or negligently caused by themselves, their guests, or occupants they allow on the property.

• They are not responsible for ordinary wear and tear—the expected deterioration from daily life, such as:

  • Worn carpets over several years;

  • Small nail holes from hanging pictures;

  • Minor wall scuffs and dings;

  • Paint fading due to sunlight or age.

The law only allows landlords to claim undue damage, which is damage beyond what would normally occur in the course of reasonable use.

Courts and tribunals have reinforced this principle:

Tenants are not liable for repainting, refurbishing, or restoring a property to “like-new” condition after a normal tenancy. Only wilful or negligent actions that result in serious or continuous damages can justify compensation or eviction.