In Ontario, hiring a licensed private investigator to perform skip tracing on a former tenant typically costs between $300 and $800 CAD. Finding their new address is often a mandatory step before you can serve them with an L10 application at the Landlord and Tenant Board for unpaid rent.
When a residential tenant suddenly abandons your rental property in the middle of the night, leaving behind massive rent arrears, it can be financially devastating. If you operate rental units in Toronto, Mississauga, or Hamilton, you cannot simply write off these losses. To recover your money through the Ontario legal system, you must officially notify the former tenant of your legal action.
However, you cannot serve legal documents to someone if you do not know where they live. This is where professional “skip tracing” becomes essential. By using our directory to find a reputable private investigator or a paralegal who partners with investigators, you can locate the skipped tenant and begin the process of reclaiming your lost income. 🔎
Step-by-Step Process in Ontario
Chasing a former tenant for unpaid rent involves strict adherence to the rules of the Landlord and Tenant Board (LTB). You must act within a specific timeframe and gather solid evidence to successfully secure an order for the arrears.
Step 1: Gathering Initial Information
Before hiring an investigator, compile all the information you have on the tenant. This includes their original rental application, emergency contacts, employment history, licence plate numbers, and social media profiles. The more information you provide, the faster and cheaper the skip tracing process will be. 📁
Step 2: Hiring a Licensed Private Investigator
You should engage a private investigator who is fully licensed under Ontario’s Private Security and Investigative Services Act. They have legal access to specific databases, credit bureaus, and provincial records that the general public cannot access. They will use this data to perform a “skip trace” to locate the tenant’s current residential or employment address.
Step 3: Filing the L10 Application
Once you have a valid address, you must file an L10 Application (Application to Collect Money a Former Tenant Owes) with the LTB. It is critical to note that under Ontario law, you must file this application within one year of the date the tenant officially vacated the rental unit. 📄
Step 4: Serving the Tenant
After filing, the LTB will require you to serve the L10 application and the hearing notice to the former tenant. You can serve them by handing it to them directly, sending it by mail to their new verified address, or using a process server. If the private investigator found their workplace, you may be permitted to serve them there under specific LTB rules.
How Much Does it Cost in Ontario?
Recovering rent arrears requires an initial financial investment. While finding a skipped tenant adds to your expenses, these costs are often worth it if the tenant owes thousands in unpaid rent. 💰
| Service / Requirement | Estimated Cost (CAD) |
|---|---|
| Basic Skip Tracing (Private Investigator) | $300 to $500 |
| Advanced Deep-Dive Skip Tracing | $600 to $1,000+ |
| LTB L10 Filing Fee (Online) | $186 |
| Professional Process Server | $100 to $250 per attempt |
How Long Does the Process Take?
A standard skip trace by an experienced private investigator in Ontario generally takes 1 to 3 weeks, depending on how hard the tenant is trying to hide. Once you locate them and file the L10 application, you will typically wait 4 to 8 months for a hearing date at the Landlord and Tenant Board.
Frequently Asked Questions (FAQ)
Can I track down the tenant myself on social media?
Yes, you can search public social media profiles like LinkedIn or Facebook. However, using this information to show up at their new home or workplace without a legal purpose could be viewed as harassment. A licensed investigator ensures the search is lawful and yields verifiable addresses for service.
What happens if the PI cannot find the tenant?
If a professional investigator exhausts all resources and cannot locate the tenant, you may be able to apply to the LTB for an order permitting “substituted service,” such as serving them via a known, active email address.
Can I claim the cost of the PI at the LTB?
Generally, the LTB does not award the costs of hiring a private investigator or a process server to the landlord. You can usually only claim the actual rent arrears, damages, NSF charges, and the $186 LTB filing fee.
How do I collect the money once I win?
Once you secure an LTB order, you must enforce it through the Small Claims Court. If the investigator found the tenant’s employer or bank, you can request a garnishment order to seize part of their wages or freeze their bank account to pay the debt.
Leave a Reply