AnderHue Paralegal
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Ontario landlords · LTB

Unpaid rent now runs on a 7-day notice.

We prepare your N4, file your L1 or L2 and represent you at the hearing. Every fee is posted, and your first 15-minute file review is free.

Start a file Check your N4 dates

Don Anderson, Paralegal · Licensed by the Law Society of Ontario

Flat fees N4 $149 · L1 $695 · L2 $995 · Hearing $395
N4 noticeNon-payment of rent$149+HST
  • Arrears reconciled against your ledger, to the cent
  • N4 on the current 2026/09 form
  • Service instructions, certificate of service, your key dates
L1 applicationThrough one hearing$695+HST
  • N4 and service checked before filing
  • L1 filed on the Tribunals Ontario Portal
  • Evidence bundle, notice of hearing service, one hearing
L2 applicationN5 · N7 · N8 · N12$995+HST
  • Notice prepared or reviewed, including N12 compensation and declaration
  • Affidavits and declarations commissioned in-house
  • L2 filed on the Tribunals Ontario Portal
  • Evidence bundle, notice of hearing service, one hearing
Hearing onlyYou filed, we appear$395+HST
  • File review and evidence check
  • Representation at one hearing

First 15-minute file review is free. LTB filing fee of $186 (Portal) is extra, paid at cost. Adjournments, reviews and Sheriff enforcement are quoted in writing first. Written retainer before any work.

N4 date calculator Your earliest termination date and L1 filing date
How it was served

Deemed served
 
Earliest end
 
File L1 from
 

Estimate. If the tenant pays all arrears before you file, the N4 is void.

What changed in 2026 7-day N4, new form, half-arrears rule, N12 at 120 days
  1. N4 notice: 7 days, down from 14. Monthly and yearly tenancies. Mail still adds five days.
  2. New N4 form (2026/09). The 2022 form no longer works.
  3. Half the arrears first. Tenants must pay half before raising unrelated issues like repairs.
  4. N12 at 120 days. No compensation owed with at least 120 days' notice.
  5. Persistent late payment defined. The Act now sets the test for N8 and L2.
  6. Reviews: 15 days. Down from 30 to ask the Board to review an order.

Current to September 25, 2026.

How an arrears file runs Six steps from your lease to a Board order
  1. Send the lease and ledger. A photo of a paper ledger is fine.
  2. We reconcile the arrears. Every amount on the N4 matches your ledger.
  3. N4 served. You get instructions and your earliest end date.
  4. L1 filed. The day after the end date, unless the tenant paid in full.
  5. Hearing. We serve, disclose evidence on time and represent you.
  6. Order. We walk you through it. Sheriff enforcement is quoted separately.
Who does the work A licensed paralegal signs every document

Software reads your lease and ledger, drafts the notice and application, and checks every date and dollar against current rules.

Nothing is served or filed until Don Anderson has reviewed and signed it. Your retainer and fees are with AnderHue Paralegal Professional Corporation only.

Don AndersonParalegal · Notary Public · Commissioner of Oaths
  • Landlords only
  • Encrypted records
  • Across Ontario
  • Ontario Paralegal Association member
Questions Paying to void an N4, older notices, hearings, exclusions
Can the tenant cancel the N4 by paying?
Yes. Full payment of the arrears before the L1 is filed voids the N4. After filing, the tenant still has limited ways to stop the eviction by paying what is owed plus your filing fee.
My N4 was served before September 21. Is it still good?
It follows the rules in force when served: 14 days for monthly and yearly tenancies, on the form that applied then. We check it before you file.
Do I need to be at the hearing?
Usually, yes. The adjudicator may need to hear from you about the rent owed. We prepare you and represent you.
What doesn't the flat fee cover?
HST, the LTB filing fee, adjournments, second hearings, review requests and Sheriff enforcement. Anything extra is quoted in writing first.
Start a file Free 15-minute file review. We reply with your next deadline and the fee.

Attach what you have: your lease, rent ledger, any notice already served and photo ID. We read them to set up your file, so you type less.

Notice served?
Optional. Lease, rent ledger, notice, photo ID. Up to 6 files, 10 MB each.
No retainer until we confirm scope and fee in writing.

Used only to reply about your file. Stored with our service providers, which may process it outside Canada.

Phone(289) 985-0166 Emailinfo@onlineparalegals.ca HoursMon–Fri, 9–5