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.

You can serve a tenant with a Form N7 if:

• Serious Safety Threats: The tenant, their guest, or another occupant of the unit has seriously impaired the safety of another person in the rental complex.

• Wilful Damage: The tenant, their guest, or another occupant of the unit has intentionally damaged the rental unit or the residential complex. If you issue an N7 for this reason, you must prove at the hearing that the damage was wilful (deliberate). If you are unsure whether you can prove intent, use Form N5 (which covers wilful or negligent damage) instead.

• Improper Use of the Unit: The unit is being used for a non-residential purpose (contrary to its intended use), and this has caused—or is likely to cause—serious damage.

• Landlord’s Own Residence Exception (Small Buildings): You live in the same building as the tenant, the building has three or fewer residential units, and the tenant (or their guest/occupant) has substantially interfered with your reasonable enjoyment of your home or your lawful rights. If the building has more than three units or you do not live there, use Form N5 instead.

File a Form L2 (Application to End a Tenancy and Evict a Tenant) immediately after serving the notice. Submit: 

• A copy of the N7,

• A completed Certificate of Service, and

• Any supporting evidence (photos, witness statements, incident reports).

You must apply no later than 30 days after the termination date listed on the N7.

• The landlord must prove the allegations on a balance of probabilities (civil standard of proof, not beyond a reasonable doubt).

• If claiming wilful damage, be prepared with strong evidence, including invoices, expert opinions, and witness testimony.

• Tenants cannot void an N7 by correcting their behavior (unlike N5s).

• The shorter notice period reflects the seriousness of the violations.

• However, precision matters—any defect in the notice or evidence can lead to dismissal.