Toronto Landlord Representation

N4 Notice Toronto — Non-Payment of Rent

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 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 N4 is the Notice to End a Tenancy Early for Non-payment of Rent. It is the first step in the eviction process when a tenant owes rent. The notice must state the exact amount owed and give the tenant a minimum of 14 days to pay or vacate.

For monthly tenancies, the termination date must be at least 14 days after the notice is served and must land on the last day of a rental period. For daily or weekly tenancies, the period is 7 days. Getting this wrong voids the notice — we calculate it correctly for you.

If the tenant does not pay the full amount owed or vacate by the termination date, you file an L1 Application with the LTB. A hearing is scheduled and an adjudicator issues an order for eviction and repayment. If the tenant pays before the hearing, the application is dismissed.

You can serve it yourself, but errors in the amount, termination date, or method of service frequently result in the notice being voided at the hearing. Stonegate prepares and serves N4 notices correctly the first time, protecting your timeline.

You can include all overdue rent up to the date you serve the notice. You cannot include NSF fees, utility charges, or any amount that is not legally due as rent under the RTA. Including non-rent charges can invalidate the notice.

The N4 is the notice served on the tenant. The L1 is the application filed with the LTB after the notice period expires without payment or vacancy. Both are required steps — the N4 comes first, the L1 follows.

Yes — a tenant can void the N4 by paying all rent owed before the termination date, or pay before the hearing and have the L1 dismissed. However, if the tenant has done this twice before in the same tenancy, the landlord can proceed regardless (the ‘pay and stay’ rule does not apply a third time).

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