Toronto Landlord Representation

N12 Notice Toronto — Personal, Purchaser & Caregiver Use

LTB representation. Flat fees. Landlord-only. Fast turnaround.

Stonegate Legal Services represents Toronto landlords at the Landlord and Tenant Board. We handle N4 non-payment, N8 late-payment, N12 own-use notices, cash-for-keys settlements, and post-order collections. We do not act for tenants.

25+

Years of experience

3,200+

Landlords represented

518+

Five-star reviews

5,360+

LTB matters handled

Built for Toronto’s LTB

Toronto landlord cases are filed through the Toronto South LTB region

Toronto is one of the largest rental markets in Ontario, and LTB applications for Toronto properties are processed through the Toronto South Landlord and Tenant Board region — one of the busiest in the province. Hearing wait times and scheduling patterns at this tribunal require a team that files regularly and knows what to expect at each stage.

Our team handles Toronto LTB files every week. We know the current adjudicator tendencies, the documents that get applications sent back for re-service, and the timelines that affect how quickly landlords can recover possession or outstanding rent. From Toronto South · Toronto East · Toronto North, we represent Toronto landlords across the full spectrum of residential tenancy matters.

Landlord-Side Legal Services

How we help Toronto landlords

Non-Payment of Rent Icon

Non-payment of Rent (N4)

Every month you wait is rent you may never recover. We draft, file, and represent you on your N4 application from notice to hearing.

Landlord’s Own Use and Sale Icon

Personal, Purchaser & Caregiver Use (N12)

Bill 97 tightened the rules. One misstep delays your sale or move-in by six months. We prepare the N12 correctly from the start.

Tenant Conduct and Property Damage Icon

Persistent Late Rent (N8)

Chronic late payers get treated as grounds for termination. We take it to hearing and build the pattern-of-conduct record you need.

Cash-for-Keys and Negotiated Move-Outs Icon

Cash-for-Keys

Often the fastest path to vacant possession in Toronto. We draft, negotiate, and document the agreement so it holds.

LTB Hearings and Representation Icon

LTB Hearings

We prepare the file and argue your case at the Toronto South LTB. You show up — or in many cases, you don’t have to.

Judgment Enforcement Icon

Post-Order Collections

Winning is half the file. After your order issues, we garnish wages, bank accounts, and file L10s to enforce what you’re owed.

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Landlord-only

Never tenants. Ever.

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We’re landlords too

We own rentals ourselves.

💲

Flat-fee pricing

Quoted before you sign.

⏱

24-hour response

Answered in 1 business day.

“From start to finish, professionalism and responsiveness exceeded expectations. Andrew took the time to explain everything clearly and made a stressful situation much easier to navigate.”

— Toronto Landlord

Our Process

How It Works

What happens if you choose to hire us?

01

Free Discovery Call

A short, no-obligation call. You tell us what your matter is. We tell you your options and what to expect.

02

Notice Preparation & Service

If you hire us, we prepare the correct notice and handle the service in compliance with LTB requirements. One error restarts the clock.

03

LTB Application & Evidence

We file your application and compile your evidence package. Nothing gets missed before your hearing date.

04

LTB Hearing Representation

We attend your hearing, present your evidence, and advocate on your behalf. We represent you anywhere in Ontario.

05

Post-Order Support

We walk you through sheriff enforcement and, where applicable, pursuing outstanding rent through garnishment.

Book Your Free Discovery Call

 

20 minutes · No obligation · We call you

Toronto Neighbourhoods We Serve

We serve landlords across all of Toronto

We represent landlords throughout Toronto.

North YorkScarboroughEtobicokeEast YorkDowntown TorontoWillowdaleDon Mills
LeslievilleThe BeachesHigh ParkThe JunctionYorkvilleKing WestLiberty Village

Frequently Asked Questions

Toronto landlord questions

Do you handle Toronto landlord cases specifically?

Yes. We file LTB applications for Toronto properties regularly. Toronto cases go through the Toronto South LTB region, and we file there routinely.

What is your fee structure?

We charge flat fees, quoted upfront before you sign. The fee covers the notice, filing, and hearing representation for your matter type.

Do you represent tenants?

No. We are a landlord-only firm. We never represent tenants, which means our advice is never diluted by conflicts of interest.

How long does an LTB case take in Toronto?

Timelines vary by application type. Non-payment N4/L1 matters tend to move faster than conduct or own-use applications. We’ll give you realistic timelines when we review your file.

Can I book a free consultation?

Yes. We offer a free 20-minute call to review your situation and tell you whether we can help. Use the button below to book.

Frequently Asked Questions

The N12 is the Notice to End a Tenancy for Purchaser, Landlord, or Family Member Personal Use. It is used when the landlord, an immediate family member, or a purchaser of the property genuinely needs to move in. The tenant must receive at least 60 days notice and compensation equal to one month of rent.

A minimum of 60 days before the termination date. The termination date must also fall on the last day of a rental period. Getting the date wrong voids the notice.

One month’s rent. Compensation must be paid to the tenant on or before the termination date. If you fail to pay compensation, the LTB will dismiss your application.

Yes. The tenant can file a T5 counter-application alleging bad faith. If the LTB finds that the landlord did not genuinely intend to use the unit for personal use, it can order a fine of up to 12 months’ rent and other remedies. We help you document your genuine intent before the hearing.

The landlord, the landlord’s spouse, parent, child, or a person who provides care to the landlord or family member must genuinely need to occupy the unit as their primary residence. A purchaser of the property who closes and needs the unit for personal use also qualifies.

If you do not actually move the qualified person into the unit within a reasonable time after the tenant vacates, the former tenant can file a T5 bad faith application. You may owe up to 12 months of rent as a penalty. Serve the N12 only if your intention is genuine.

No. Renovations use a different notice — the N13. The N12 is strictly for personal or purchaser use. Using the wrong notice for your situation is a common and costly mistake.

Ready to move on your Toronto file?

Book a free 20-minute call. We’ll tell you what notice to file, what it costs, and how long it takes. No obligation.

Serving Toronto landlords · No retainer required