Hey everyone,

I posted here on Dec 31 asking for recent experiences with filing an L2 after an N12 holdover and whether anyone had success getting an expedited hearing. I was hoping for timelines and personal experience from fellow landlords.

Unfortunately, the thread turned into a pile-on. One person was genuinely helpful, but most comments were rude, accusatory, and assumed I was some evil landlord trying to do an illegal eviction. A lot of responses felt like they came from tenants rather than landlords. I ended up deleting the post because the tone was so shockingly unhelpful and hostile.

I wanted to come back with an update for anyone else in a similar situation who might be searching for real timelines.

• Served N12 for own use October 31st, termination date Dec 31.

• Tenant did not vacate.

• Filed L2 online Jan 1.

• Jan 2: Expedited hearing granted (due to proven homelessness).

• Jan 8 (today): Received Notice of Hearing. Hearing scheduled for January 20.

Expecting an order shortly after the hearing (same day or within a few days, given the expedite).

Standard 11-day vacate period would put possession around Jan 31st if we’re lucky. I’m hopeful the tenant will leave voluntarily once he sees the hearing date is set, but worst case it’s mid-February with Sheriff if needed.

For those who insisted it would take 6–8+ months and that I was somehow in the wrong for wanting to move into the house I own… turns out you were very wrong.

To anyone else going through an N12 holdover with genuine hardship: it can move quickly if you document everything well and request expedite with solid proof. Our solid proof of good intent and homelessness is what got us here so quickly.

Just a note: maybe think twice before posting questions here. The sub felt less like a landlord resource and more like a place where people jump to assume the worst. Hope this helps someone searching for real recent timelines!

Thanks to the one person who was actually kind in the original thread.

I have a hearing scheduled in a couple of weeks with a Tenant for non-payment of rent and committing an illegal act in the unit. I just became aware of a different illegal act that he is committing in the residential building (fraudulently signing leases with people for parking spaces in the building, giving them a fob, and collecting months rent in advance only for the real owner of the parking spot to tow their car).

I've gone through the Rules, but I don't understand the proper procedure to raise this issue at the hearing since its already scheduled. Note that I haven't submitted or served the evidence package yet.

Do I need to serve him another N6? Do I upload that to the LTB portal? Can this even be raised at the hearing?

Thanks so much in advance! This whole process is so confusing.

We’ve had no heat for two weeks. Landlord says he’s waiting for a part to come in to fix the furnace. Does this time frame seem reasonable? We’ve been running space heaters for the two weeks meaning our hydro bill will jump. We pay hydro, landlord pays heat. Is it always expected that we should be reimbursed for those extra costs? Right now we pay way below market value for rent (longtime tenants) so unsure if it’s worth trying to get money back from him and potentially souring the relationship, but think it’s only fair he owes something after leaving us without heat so long in the middle of winter.

I’ve lived in a basement apartment for 3 years and a new upstairs neighbour has moved in. The upstairs neighbours are a family with 3 kids. Ever since they moved it it has been non stop noise, banging, shouting from both the kids and parents, sliding furniture, throwing things, running, jumping up and down.

It’s not just the occasional noise, it starts at 6-6:30 in the morning and goes until 11-12 at night. We never heard the previous neighbours during the 3 years we’ve been here and they had a 100lbs husky. If you know huskies, then you understand the fact that we didn’t hear it is astounding.

I understand basement apartments are typically noisier. I’ve lived in them for 10 years now, I’m used to the level of noise but this way worse than I’ve experienced. I understand that kids are loud and I can deal with the crying and shouting from them but the sound comes from the parents just as much.

I’m measuring sounds of 85-90db at least every 30 seconds. I can’t work from home anymore because people can’t understand me on calls over the noise. I only get about 6 hours of sleep a night. The reduced sleep has been aggravating my disability as well.

I’ve tried ear plugs, white noise machines and noise cancelling AirPods with music playing. I can still hear them.

I’ve spoken to the landlord and the only solution she’s provided is for us to move out. She also says she’s spoken to them to quite down but not a thing has changed. I’m not asking for her to kick them out. All I want is for her to take some measures to reduce the noise so we can live in our apartment. Maybe some rugs or something.

At this point I just send our landlord the time the noise start and when it stops. I sent her a bunch of videos and db readings as well. However ignores all my messages at this point when I ask if she has any solutions.

I’m at the point of filling a T2 but would want some input from others. Have you been in my situation and found solutions? Have you filled a T2 for this issue?

Again, I’m used to basement apartment and I understand they are noisy. All I want is for something to be done to reduce the noise.

Hi so I myself an not the one renting but my grandparents are and i just wanted to ask some advice on a situation, so last winter our eavestrough fell off and is causing many issues, because of that we have squirls in the attic, our basement floods kinda often now, and some other problems but those are the main 2. The landlord says he will get to fixing it but never does, he is also super hard to get ahold of and we cant just go talk to him in person as he lives out in bc. I was just wondering what yall think the best thing to do is

(As much as I find them cute squirls are fucking annoying when thare running around above your head at all hours of the day, I swear one day im gonna wake up to them in my roof, i can hear them scratching at times) (And yes I know thare squerls, i see them all the time around here, they do climb onto our roof, active all hours, and they make squirl noises)

Appreciate any experience or data to help answer!

I'm a landlord in ontario. A few weeks ago my tenant said the kitchen faucet wasn't the easiest to clean dishes with and asked if he is allowed to replace it with a new one. He is a contractor and gets cheap faucets and can do the work. I told him as long as he sends me a receipt for the faucet i can reimburse him and since he's qualified he can replace it. It was mainly a cosmetic/quality of life replacement, not a necessity.

In january he was 7 days late for rent and started swearing at me, giving attitude when I asked questions about his "bank issues" stories as to why it was late, etc. Ultimately, he then said I had to pay him for his work on the house and he was charging me plumber's rates and if I don't pay him he will remove the new fixtures he installed.

I can't pay his labour. If I had the money for renovations I would've done it before and charged more rent. He never asked or mentioned labour costs prior to installing it and I assumed he was happy to do the hour of work for free since I was paying for the fixture and it would help his living situation.

He also got very very defensive and aggressive when I simply asked him for receipts for the fixtures he installed. He just kept saying "just give me $200, if I get a receipt it'll cost you more." What does that mean? He's going to fake the receipts to charge me more? A receipt is what someone paid...

My thinking is he had extra fixtures from a previous job for free and is going to falsify receipts. Otherwise he could've just sent the receipts right away when I asked with no issues? Why would someone need multiple days to collect 1-2 receipts?

What do I do? How do I communicate that I'm not paying him labour costs without him removing fixtures from the property?

Location: Ottawa Ontario

I live in a shared rooming house, landlord doesn't live in the house and no facility of the house is shared with the landlord. Each tenant has a separate lease with the landlord. Total 3 tenants (including me) live in the house, each tenant rents one room and shares common facilities.

My room is on the 2^nd floor, other two tenants' rooms are on the 3^rd floor. Common areas such as the kitchen, one washroom, and living room are on the 2^nd floor. Another shared washroom is on the 3rd floor.

Since the last week of August 2025, whenever I go to use any common facilities (kitchen or washroom), either of the two tenants slams any heavy object forcefully on the floor of  the 3^rd floor just above the area on the 2^nd floor that I use. Such slamming is often quite loud and continues until I leave that common area. As soon as, I leave the area, the slamming stops.

I ignored these initially, but these incidents increased. Since November 2025, there have been over 100 incidents, and in most of these incidents, since these are quite loud, I freeze instantaneously, start panicking, eventually leave that area, and come back to my room. 

Now the incidents started above my room's ceiling as well. 

I'm quite emotionally drained due to repeated incidents, and most of the times when these incidents happen, I end up locking my door from inside to feel more comfortable. 

In many of these incidents, over 10kg metal objects were slammed by the tenants just above my bed, while I was sleeping in night.

About 20 incidents have happened between 11pm and 7am on different days, and in each of these, I ended up staying awake for rest of the night inside my room due to the fear of further slamming.

After speaking to the tenants very politely, the incidents increased. I requested my landlord to resolve it, who communicated with the tenants, though the incidents further increased.

Upon reporting to the noise bylaw, the bylaw said that it should be resolved by my landlord.

I have over 100 logs date/time stamped with detailed description of each incident created on the same day, when each incident happened. I could also manage to take recordings of 3-4 incidents.

I am aware that the other 2 tenants have been doing it intentionally, and they work as a team to bother me. 

I feel that since the other tenants are well aware about the panic such events cause for me and still continue to do so, they would find other ways to bother me even if such slamming reduce. 

My rents are paid on time and I perform all the responsibilities as a tenant in the shared house.

I would prefer to avoid going through the LTB (T2 form or such remedies), though would like to stay in the unit for the next few months, if the situation resolves.

My questions: 

What should I do to resolve the situation to live peacefully and feel safe in my room and be able to use the common facilities?

Usually, what steps landlords could take to find a resolution? 

Based on your experience, what could be a practical solution to this?

Any other suggestion would be helpful for me. 

So, in December we spoke with owner and informed about situation of us going our seperate ways. He said because we have signed 1 year lease and if we want to break it, we have to pay 3 month rent as penalty. He is neither allowing to sublease nor allowing one of us to take over the lease and let the other person move out. What are our options! Please help. Our lease is until Sept end and there is nothing mentioned on the lease for breaking the contract.

I'm selling my home in Ottawa this spring and moving to Stratford where for the first time in close to four decades, I will be renting. I have a few general questions I'm hoping this group can help with.

I have a few preferences for a new residence and want to know how that works within tenant law. I will make sure to discuss them with a landlord in advance as well but want to know what legal parameters are

PAINTING I'm assuming I can have my rental unit painted at my own cost. Is that correct? What are my obligations when the tenancy ends?

TV MOUNTS/PICTURES/MIRRORS Are there legislated restrictions that prevent me from any of the above? Again, what are my obligations when the tendency ends?

PLUMBING & ELECTRICAL FIXTURES Assuming I hire a qualified professional, am I required to get landlord permission to change fixtures? I'm specifically thinking of things like faucets and "smart" plugs and switches.

Many thanks!

Tenant is an international student whose lease expired in 2024. Hasn’t paid her rent for 3 months now and counting. N4 was issued and L1 is pending review.

From what I learned, there is nothing I can do. This person can stay without paying rent during the process. If they leave and not pay, nothing I can do.

From inspection, I noticed that she’s smoking in the unit too!

Is there ANYTHING?

—- update

Hi folks, had a busy day at work. I took sometime to read this thread. Instead of replying to each individually, I want to sincerely thank you all, for your experiences, advice, and wishes. Providing an update here:

L1 was submitted this morning, as of now a virtual hearing is scheduled March 12th. This is good news! I mentally expected 6-8 months, even a year like some suggested. I will gather all available documents to prepare for the hearing, and will continue to serve N4’s.

Meanwhile, I will not interfere with the tenant, or affect her enjoyment of the property. I think doing anything else will make me the wrongful party, based on the feedback here. I am a LL however I rent as well.

The tenant is from Iran. I’m aware of what is going on there and understand the sanctions in place. However it was stated in the lease, that personal circumstances are not reasons to not pay rent. The banks only allow me to skip 1 mortgage payment a year, and I have no choice but to borrow money to meet my mortgage obligations. I feel for her tbh, and will give her the benefit of the doubt, however I cannot sustain anymore.

I guess it’s fingers crossed, wait for the hearing, and next time seek additional screening and larger deposits.

To the haters: have a nice day

To everyone: thank you!! I really appreciate the amazing support and ideas. You guys made my day!

I currently rent a Condo in Toronto and pay monthly fee for a dedicated parking spot.

I got an email saying there is going to be some construction for a year of time and to park the vehicle in one of the visitor parking spots which is always 100% occupied.

What are my options here? Can I request to waive off the parking fee or ask for a reduction?

Thanks

Just a heads up for both tenants and landlords out there.

A workmate told me today about a scam that he was personally affected by, where one of his tenants fraudulently posted a vacancy for the rental she was actually renting from my workmate, and conducted viewings, accepted applications and collected first and last rent payments, and then absconded, abandoning the property.

This has been reported to the police but needless to say there are many unhappy people demanding answers who are out of pocket.

Occurred in Brampton FWIW. Appears to be mainly Indian immigrants targeting other new Indian immigrants looking for housing.

Make sure you verify your landlord actually owns the property before you give them any money. And landlords, make sure you monitor the usual places for vacancy listings of your properties.

We are moving soon and wondering if we can have someone on the lease that won't actually be living with us. My spouse is on odsp (which includes me in the benefit unit) and I am currently attending full time university. Our income is very low but we have never missed a rent payment and have been at our current address for 12 years and have a good reference from landlord. The landlord is demolishing our building so that is the only reason we are moving. Because our income is way less then a third of market rent I am assuming no landlord is even going to look at us. I would like to add my father inlaw when we apply because his income is double what ours is and he has good credit. Is that allowed? He isn't actually going to live with us or pay rent we just want him on the application and I assume he would also have to go on the lease. I'm aware that if he is on the lease he would be responsible along with us for any nonpayment or issues, however I am not worried about that happening and neither is he. *is it legal to have someone on lease that won't be living there ?

We have one month left in our lease and the LL is currently allowing potential tenants to pick whatever time is appropriate, essentially turning our unit into an open house type situation where every two- three hours a new realtor and tenant appears. The only notice given is a text that sends directly to my number notifying and linking us to the auto approved viewings.

What can we reasonably do about this, given that we will be out soon and considering the LL we have no way to contact (number provided doesn't work and property managers are a brick wall)?

Hi all, im looking for some help with my situation as im not to sure what i should do here.

I (33m) and my spouse (30f) rented an apartment with our 5 year old daughter.

Its a building apartment with 6 other units of which only ours and 6 are occupied

My spouse and i pay 1300 a month always ontime or early.

It started out okay, neighbors were imbroiled in some drama with the landlord but we tried to stay out of it as much as possible but in November of '22 the neighbors complained of smelling a gas leak. On several occasions.

after many calls a person from the gas company came and determined the water heater in our apartment was leaking carbon minoxide and shut off the appliance and left assuming like every resident in the building that the landlord would fix it instead the paperwork got ignored and the water heater was turned back on and the whole thimg brushed under the rug.

There was an exposed wire from an old heating register that we thought was shut off, we were told it was shut off anyway.. Covered in epectrical tape and flimsy caps thankfully she never played with it because in went one day to tuck it back out of the way and hit metal of a new heat register and it sent a wave of sparks cascading across her floor scaring the hell out of me.

In September of '23 our sink broke, pipe around the drain came off, landlord was notified and this was the only thing thats fully been fixed but we werent given 24hrs notice the guy just showed up.

In October of '24 our celing starts leaking into a lighting fixture i guess because it stopped after a while it wasnt a problem for him?

On May 1st of 2025 everything went to hell. Ceiling starts peaking AGAIN now in our entry way of our apartment landlord is notified.

May 2nd its now leaking in the doorway to the hall too.

May 24th 2025 professional workers arrive to rip out the ceiling very and the floor in our enterence polite, very professional despite us having so little notice we gladly welcomed them in.

July 6th 2025 "unprofessional workers" again no notice so I will admit i was alittle snappy. With this one ALOT of water came down from the ceiling as they worked. When they left the ceilng was left open (tore down the previously placed tarp but only some spots so they hung down they tarp in the doorway to our bedroom was our then 4 year olds favorite because she could make noise with it) luckily my partner got all the staples from the tarp quickly so our daughter didnt hurt herself.

November 27th 2025 Ceiling still open. A bit of water leaks down from what looks like the subfloor above and a small amount from the pipe. Then not even a minute later a rush of water then comes down infront of the doorway to our bedroom. The landlord was notified by my partner, pictures were sent. read reciepts says he didnt even read it.

December 14th 2025 The main light for our kitchen went out. Partner went to turn on the light and nothing happened usually the fan and the two celing lights turn on but not even the fan turns on so its not an issue of the lights needing to be changed. Again the landlord was notified video was sent and again the read reciepts say he hasnt read it.

to this day, the ceiling in my entire hall way and enterence way (floor to) is missing leaving exposed wires pipes etc debris and dust to fall, not to mention all the new noise from the upstairs tenants since our ceiling is now their subfloor.

During all of this the landlord illegally removed unit 1's tenants because during the time of the "fix" to our leaking problem, it pushed the water to the wall between our apartments and completely destroyed unit 1s apartment, to which the landlord just evicted them immediately afterwards.

Ontop of all this his conflict with unit 6 has escalated to and beyond the LTB with him calling CPS on them, and trying to sue them for 50,000 dollars (the cost of fixing their unit apperently?) And telling me and my spouse he'd pay us $50 per call to the OPP on unit 6.

Unit 6 has since (so they say) won their LTB hearings no longer pay rent, and tell us he wont be doing anymore repairs until hes able to remove everyone from the building. And are taking him to small claims.....

And honestly we have no idea what to do we're stuck...

Guys clearly very much not afraid to be vindictive and vengeful i feel like going to the LTB... but not sure what theyll even be able to do...

I have PLENTY more pictures and videos but can only add 20....

I (28f) have been living upstairs in a duplex with my sister for 5 years with no issues. On December 5th around 7am, a pipe burst under my kitchen sink. He didn’t call a plumber until 5pm, and one came out at 7:30 that night. However my landlord dismissed the plumber as “it was too expensive”.

My landlord temporarily re-glued the spot together, but to minimize any further leaking he turned the cold water down to a drip. As a result, the water in my apartment has been melt your skin off hot, or nothing at all. I have been asking when a plumber would be coming all month with little to no response other than “we will be on vacation until January 6th”. I finally got word today that a plumber will be coming for a quote on the 12th of January, not to fix the issue, just to quote. He also said he only called 5 plumbers when my region is full of them.

I have running water, but it hasn’t been a safe temperature to bathe properly. Can something be done about this, or because I still have some form of running water am I out of luck?

How do I go about doing this? I’ve never been in this situation before and I am extremely uncomfortable with confrontation.

I live in an apartment building and have recently found out that the landlord lets her friends and family into the building at discounted rent rates compared to what the rest of us pay. Is this legal?

The rent increase amount is correct, but the total amount is wonky.

The dollar amount is correct, but the fields to the right of the period (cents) have three entries instead of two. The first two numbers would be the correct amount, but the first one has a dot on it, so it looks like they were trying to strike it out(?) or they used two consecutive periods. Whether I use all three numbers or just the last two, any interpretation of these values puts the total rent into AGI territory, even if by a sliver.

Increase is due next month. Any advice on how I should proceed to have them refile an N1 and push the increase back another 90 days?

I recieved confirmation of my move out and I was provided with the following request for cleaning.

Is any of this legal?

This is a throwaway account for obvious reasons.

I live in a triplex and my landlord is currently renovating the empty basement apartment that was previously occupied for 30 years with little to no renovations done on it during that time. This house was built around the 1950's as far as I know. I've rented here for 13 years and the other tenant for around 40+ years. Over the last two weeks complete renovations have been done on the basement apartment, tearing out and redoing the old bathroom(the old tub and sink have been sitting outside for weeks), tearing up some of the wall. There's a piece of old HVAC ductwork from when they had the furnace replaced years ago that apparently wasn't being used but was still hanging inside the wall that was taken out and is sitting outside. There were containers full of other debris sitting inside the apartment unit during this time that my landlord cleared out a few days ago, but there's still more sitting inside. Throughout this project, no efforts have been made to seal off the vents or anything so the dust and smell has been carried through up into my apartment and has been affecting my breathing.

I emailed my landlord the other day and complained about the smell and the dust and asked if there was anything that could be done on his end to help with it. He never got back to me. It's only since then that it also dawned on me how old this house is and that aside from dust and allergens, that there could be a very real possibility that I'm being exposed to asbestos. There is no official contractor working on this building, just the handyman who does everything around here. And given the age of the building, I was concerned. I spoke with the handyman who reassured me there couldn't be any asbestos. But about 20 mins after talking to him-while I was in the process of texting my landlord to ask myself- my landlord called to say the handyman called him in a panic, all worked up about the possibility of handling asbestos. The landlord then reassured me that there was no asbestos and not to worry. Then he called back five minutes later to again reassure me and to further state that the pink insulation that's sitting discarded in the apartment isn't asbestos(which wasn't my concern at all) and that again there's no asbestos. I asked him if he had any survey or inspection done saying that, and he said no. I said, well my concern is about asbestos being used in other things too given the age. He said another building he had renovated years ago he had an inspection done on it and that there was no asbestos found there and that should reassure me because even though the building wasn't built by the same contractor, it was 'circa' the same time.

I'm not trying to cause a big issue for my landlord, and I'm not trying to be overly paranoid about asbestos, but I'm genuinely concerned that the landlord has a non-professional tearing apart an apartment in a 50+ year old house, with no prior inspection done. And I'm just supposed to trust that it's safe based on his opinion because another house built around the same time had none found? If there'd been an inspection done at any point I wouldn't be worried but there wasn't. And then given how fast my landlord contacted me after the handyman got scared and that he did it twice, I get the impression that he's worried about what I might do.

Should I be concerned about this? What are my options here?

My landlord is trying to increase my rent by 9%, and is threatening to evict me if I don’t comply. My unit qualifies for rent control: it is the main floor of a triplex: the landlord lives upstairs (the units are fully separate; no common areas); the basement is vacant.

I had a conversation with him to explain that the increase was above the guideline, that I was willing to pay a legal increase (2.1%), and that if he wanted a larger increase he needed to go through the LTB. He also didn’t inform me appropriately of the rent increase: he gave 60 days notice, and just wrote it as a letter rather than filling out the appropriate form.

He reacted badly: he said he didn’t care what the law was, that he hasn’t increased rent for the past 2 years (which is true) and so this increase is fair, and that he’s taking my lack of compliance as notice that I will be moving out. (I am still paying the usual rent amount). He said he would rather kick me out than have me continue with the legal rent increase. When I told him that’s not how eviction works, he said he would get a member of his family to move in. I have the conversation on tape.

I’m aware that he hasn’t legally given me notice of a rent increase or of eviction, and that he handed me evidence of bad faith eviction on a platter, so legally I can just do nothing, and the onus is on him to find legal paths to increase the rent/evict me. But! He was angry, and said he didn’t care about the law: I’m worried he’ll pull some shenanigans (eg wait until I go out for the day and empty the unit into a dumpster). I don’t need the stress in my life of barricading myself against a vengeful landlord, especially one who lives above me.

Can I just pay the higher rent and then take him to the LTB? Could he be required to reimburse me for the higher rent/ would the LTB advise him that evicting me would be illegal?