Question 1

How fast can you take on my file?

Accepted Answer

We aim to respond within one business day. Once retained, a properly prepared N4 can be served the same day, and an L1 application is typically filed the moment the notice expires.

Question 2

Do you work with property management companies and portfolios?

Accepted Answer

Yes — JEM is built for high-volume environments. Per-file flat pricing aligns cleanly to property-level POs, and matters are tracked with consistent intake, status updates, and stage-based invoicing.

Question 3

Will I always work with Jaimie directly?

Accepted Answer

Yes. Every file is managed end-to-end by Jaimie McIntyre, Licensed Paralegal. You will not be handed off to a junior or call centre.

Question 4

Are filing fees and disbursements included?

Accepted Answer

Service fees are flat and inclusive of the work. LTB filing fees and any third-party disbursements are billed separately at cost — never marked up.

Question 5

Do you offer virtual commissioning?

Accepted Answer

Yes. Affidavits, statutory declarations and certified true copies can be commissioned virtually for clients across Ontario, with secure ID verification.

Question 6

My tenant hasn't paid rent — what's the fastest legal path?

Accepted Answer

Serve an N4 the day the rent is one day late. The N4 gives a 14-day termination date for monthly tenancies (7 days for daily/weekly). If arrears aren't paid by the termination date, an L1 application can be filed the next day. JEM handles the full N4 → L1 path on a flat fee.

Question 7

How long does an LTB hearing actually take to get scheduled?

Accepted Answer

Wait times vary by region and matter type. As of recent LTB reporting, L1/L9 (rent) matters in the GTA are commonly scheduled within a few months of filing, while L2 (eviction for cause) and T-applications can take longer. Filing a clean, complete application is the single biggest factor in avoiding further delay.

Question 8

What's the difference between an N4, N5, N6, N7, N8, N12 and N13?

Accepted Answer

N4 — non-payment of rent. N5 — interference, damage, overcrowding. N6 — illegal act or misrepresentation of income (RGI). N7 — serious impairment of safety or wilful damage. N8 — persistent late payment or end of term. N12 — landlord/purchaser/family own use. N13 — demolition, conversion or major repairs. Picking the wrong notice (or wrong reasons box) is one of the most common reasons applications get dismissed.

Question 9

Can I just skip the notice and go straight to the LTB?

Accepted Answer

Almost never. With limited exceptions, the Residential Tenancies Act requires a valid notice, properly served, before an application can be filed. Skipping or shortcutting service is the quickest way to lose your application on a technicality.

Question 10

What counts as proper service of a notice in Ontario?

Accepted Answer

Common compliant methods include handing it to the tenant, leaving it with an apparent adult occupant, placing it in the mailbox or under the door of the rental unit, or sending by mail (with the deemed-service date adjusted accordingly). Email service generally requires the tenant's prior written consent. Document every service with a Certificate of Service.

Question 11

Do I need to attend the hearing if you're representing me?

Accepted Answer

For most landlord applications, your paralegal can appear on your behalf, but the LTB strongly prefers (and often requires) a witness with direct knowledge of the file — usually the landlord, property manager, or superintendent. We'll confirm exactly who needs to attend and prepare them in advance.

Question 12

What evidence do I need to bring to an L1/L9 hearing?

Accepted Answer

At minimum: the lease, a current rent ledger showing all charges, payments and arrears up to the hearing date, the N4 with proof of service (Certificate of Service), and the L1 application. For L2 matters you'll also need photos, communications, incident logs, police reports or witness statements as applicable. Evidence must typically be served on the tenant and uploaded to the LTB in advance per the current Rules of Procedure.

Question 13

What happens if the tenant doesn't show up to the hearing?

Accepted Answer

The hearing usually proceeds in their absence. The adjudicator will still want to see a properly served notice, a clean ledger, and proof you've met all procedural requirements. A no-show by the tenant doesn't guarantee an order — a sloppy file can still be dismissed.

Question 14

What's a void on payment vs. a standard order?

Accepted Answer

On most N4-based eviction orders, the tenant has a statutory right to void the order by paying the full arrears and costs by a specific date (typically 11 days after the order is issued, or before enforcement). A standard L2 order generally does not have the same void-on-payment protection. Knowing which order you're seeking changes how the file is built.

Question 15

Can the tenant raise maintenance or repair issues at my rent hearing?

Accepted Answer

Yes. Section 82 of the RTA allows tenants to raise issues that could form the basis of a T-application (maintenance, harassment, illegal charges, etc.) as a defence at your L1 hearing — sometimes resulting in rent abatements offsetting the arrears. We prepare landlords for s. 82 disclosure and counter-evidence so you're not blindsided.

Question 16

I have an eviction order — how do I actually get the tenant out?

Accepted Answer

An LTB eviction order is enforced by the Court Enforcement Office (the Sheriff), not by the landlord or paralegal. You file the order with the Sheriff, pay the enforcement fee, and the Sheriff schedules the lockout. Self-help evictions (changing locks, removing belongings) are illegal and expose you to serious damages.

Question 17

What if my hearing gets adjourned?

Accepted Answer

Continued representation for an adjourned hearing is quoted upfront and confirmed in writing. We use the time to tighten evidence and address whatever caused the adjournment so the next date is the last one.

Question 18

Can I collect unpaid rent after the tenant moves out?

Accepted Answer

Yes. The LTB can order monetary judgments for arrears, NSF fees, and (in some cases) compensation for additional months. Once you have the order you can pursue collection through Small Claims Court enforcement tools — wage garnishment, bank garnishment, or writs of seizure. We'll flag which orders are worth pursuing based on the file.

Question 19

How long do LTB orders take to issue after the hearing?

Accepted Answer

Written orders are typically released within several weeks of the hearing, though timing varies. We track every file post-hearing and send you the order the day it's issued, with the next procedural step (Sheriff filing, void deadline, appeal window) clearly noted.

Practical legal support for Ontario landlords and property managers.

Get your free LTB file review

Upfront, per-file pricing.

Non-Payment of Rent

Termination & Eviction

Tenant Applications

LTB Hearing Representation

Adjourned Hearing

Notice or Filing Only

A single point of contact. Consistent handling, end-to-end.

Free file review

Notice & application

Evidence & file build

Hearing & enforcement

Built by someone who's lived inside high-volume real estate.

Straight answers for Ontario landlords.

Working with JEM

Notices, Applications & Timelines

At the LTB Hearing

After the Hearing & Enforcement

Book your free file review.

Let’s discuss your matter.

Get your free LTB file review