LANDLORD-ONLY REPRESENTATION · ONTARIO-WIDE
N8 Notice Ontario — Persistent Late Payment
End The Tenancy At The LTB
Your tenant keeps paying rent late. Stonegate prepares the N8 notice with every late date documented correctly, files the L2, and represents you at the LTB hearing. Flat fee. We do not act for tenants.
After an LTB order on your N8/L2 file, you now have only 15 days to request a review.
Ontario landlords were previously given 30 days to request a review of an LTB order. That window has been cut to 15 days. If you miss this deadline — even by one day — the order becomes final and cannot be challenged. If your adjudicator made an error, act immediately and call us before that window closes.
Why Landlords Choose Stonegate
We're Landlords Too
25+ years in real estate. We know what a pattern of late rent costs you as a landlord.
Landlord-Only Focus
We never represent tenants. Every strategy is built around the landlord's side — nothing else.
Flat-Fee, No Surprises
You know the cost before we file anything. No hourly billing, no surprise invoices mid-hearing.
Direct Access To Your File
You work directly with the paralegal on your case — no call centre, no rotating associate.
When Do You Need An N8?
The N8 is for situations where your tenant eventually pays — but always late. Unlike the N4 (which targets unpaid rent), the N8 targets the pattern. You can use it when:
- ✓Your tenant has paid rent late 3 or more times in the past 12 months
- ✓Your tenant consistently pays a few days after the due date each month
- ✓You have already served N4 notices and the pattern of late payment has continued
- ✓Your tenant committed an illegal act in or near the rental unit
- ✓Your tenant misrepresented their income on an application for a rent-geared-to-income unit
- ✓You want to end the tenancy at the end of the rental term, not collect arrears — that's what N8 does
Note: An N8 can be served at the same time as an N4. If your tenant is currently behind on rent and has a pattern of late payment, both notices can run simultaneously.
What Happens After You Call Us
From your first call to a resolved file.
Document the Pattern
We review your rent ledger and confirm every late payment date. The N8 must list each one accurately — missing or wrong dates give the tenant grounds to challenge the notice.
Serve The N8 60 Days
We prepare and serve the N8 with the correct 60-day termination date — which must fall on the last day of a rental period. Getting this wrong voids the notice entirely.
File The L2 Application
We file the L2 with the LTB once the termination date passes. The L2 is the formal application requesting an order to end the tenancy based on the N8.
Hearing & Termination Order
We represent you at the LTB hearing, present your payment history, and respond to any tenant defences. If successful, you receive a termination order enforceable by the Sheriff.
N8 matters require strong documentation. The LTB looks closely at whether the notice is technically correct and whether the pattern is clearly established. We make sure both are tight before we serve.
WATCH & LEARN
Can a Landlord Evict for Late Payment of Rent?
The N8 notice is one of the most documentation-heavy forms in the RTA — every late date must be listed correctly. Here's what you need to know before you serve it.
Who Handles Your Case
Every N8 file is handled by a licensed paralegal on our team who becomes your direct point of contact — direct phone and email, no intake queue, no rotating associate who doesn't know your file.
N8 matters live or die on documentation. Your paralegal will go through your payment history line by line before a single date goes on the notice. As landlords ourselves, we know what a pattern of late rent actually costs — and we pursue termination accordingly.
Evidence We'll Ask You For
- Signed lease showing rent amount and due date
- Complete list of every late payment date and amount
- Bank statements or rent ledger confirming late deposits
- Prior N4 notices served (shows the pattern is documented)
+ 6 more items in the full checklist →
N8 Evidence Checklist
NEW
A printable one-pager with every document we'll need before your first call — download it now, fill it out, and bring it to the conversation.
What Clients Say
Landlords who came to us with a persistent late payer — and left with a resolved file.
“My tenant paid rent every month — just never on time. I didn't know that was something I could act on. Stonegate knew exactly what to do and handled the whole thing.”
“He helped me answer all the questions confidently and we won our case with an eviction order earlier than expected. I would recommend Stonegate to any landlord.”
“I am grateful for the help and patience that ended my years of nightmare with a difficult tenant. Stonegate knew the process inside and out.”
“Excellent options and advice all the way through. I'd tried to deal with the tenant on my own for months before calling. Should have called sooner.”
“Stonegate was professional from start to finish. They knew exactly which dates mattered, had everything filed on time, and kept me updated throughout.”
Questions Landlords Ask Us Most
Everything you need to know about the N8 notice, L2 application, and persistent late payment at the LTB.
Serving Landlords Across Ontario
We represent landlords at the LTB in every Ontario region — in person where required, by video otherwise.
Ready to End a Tenancy for Late Payment?
Book a free 20-minute call. We'll review your payment history, confirm the N8 grounds, and give you a flat-fee quote — no pressure, no retainer required to talk.
Related Services
Other ways Stonegate can help Ontario landlords.
