Hiring a paralegal to formally evict a tenant in London, Ontario generally costs between $800 and $1,500 CAD, while a lawyer may charge significantly more. This professional fee usually covers drafting the initial eviction notice, filing the application with the Landlord and Tenant Board (LTB), and providing representation at your virtual hearing.
Being a landlord in London can be a rewarding investment, but dealing with a problematic tenant is often incredibly stressful. Whether you are facing months of unpaid rent, ongoing property damage, or a tenant refusing to leave after you sold the property, you must follow the strict rules of the Residential Tenancies Act. Eviction in Ontario is not a simple process, and taking matters into your own hands is strictly illegal. This guide will thoroughly explain the costs, the legal steps, and the importance of professional representation when navigating an eviction in our city.
Step-by-Step Eviction Process in London, Ontario
Whether your rental property is located near Western University, in peaceful Byron, or right in the bustling downtown core of London, the eviction process remains standardized across the province. You cannot simply change the locks; you must apply through the Landlord and Tenant Board (LTB).
Step 1: Serving the Appropriate Notice
The eviction process officially begins when you serve the tenant with the correct formal notice. For example, an N4 form is used for non-payment of rent, while an N12 is used if you or an immediate family member intend to move into the unit. Each form has incredibly strict notice periods and technical requirements. 🗒
Step 2: Filing the Application with the LTB
If the tenant does not correct the issue or vacate by the termination date specified on the notice, you cannot physically force them out. Instead, you must file an application (such as an L1 or L2 form) with the LTB. Most landlords and legal professionals in London now file these forms online via the Tribunals Ontario Portal to save time.
Step 3: Attending the LTB Hearing
Once your application is processed, the LTB will schedule a hearing. Currently, almost all LTB hearings in Ontario are conducted virtually over Zoom. During this hearing, the adjudicator will listen to both the landlord and the tenant, review the submitted evidence, and ultimately issue a legally binding order.
Step 4: Enforcing the Eviction Order
If the LTB rules in your favour and issues an eviction order, the tenant is given a final date to move out. If they still refuse to leave, you must take the order to the local Court Enforcement Office (the Sheriff) in London. Only the Sheriff has the legal authority to physically remove a tenant from your property.
How Much Does it Cost in London?
Evicting a tenant involves several specific expenses. Below is a comprehensive breakdown of the typical costs a London landlord might face during this challenging process. 💵
| Type of Expense | Estimated Cost (CAD) |
|---|---|
| LTB Filing Fee (Online) | $186 (Per standard application) |
| LTB Filing Fee (Paper) | $201 (If submitted by mail or in-person) |
| Paralegal Representation | $800 – $1,500 (For a standard, uncontested hearing) |
| Lawyer Representation | $1,500 – $3,500+ (For highly complex disputes) |
| Sheriff Enforcement Fee | $315 + mileage (To physically remove the tenant) |
While hiring a paralegal or lawyer adds an upfront cost, their expertise often prevents critical mistakes. A simple typographical error on an N4 notice can result in your case being completely dismissed by the LTB, forcing you to start the entire process over while losing more months of rent.
How Long Does the Process Take?
The timeline for an eviction in Ontario has been a source of immense frustration for many landlords. Currently, after filing your application, you can generally expect to wait anywhere from 4 to 8 months just to get a hearing date at the LTB.
If the adjudicator issues an eviction order, the tenant is usually given an additional 11 to 30 days to move out. If you need to hire the Middlesex County Sheriff to enforce the order, add another 2 to 4 weeks to your timeline. Altogether, a standard eviction in London can easily consume half a year or more. 🕓
Frequently Asked Questions (FAQ)
Do I absolutely need to hire a lawyer or paralegal?
No, you are legally allowed to represent yourself at the Landlord and Tenant Board. However, because the RTA rules are very rigid, hiring a professional greatly increases your chances of a successful and timely resolution without procedural errors.
Can I shut off the utilities if the tenant stops paying rent?
Absolutely not. It is a serious provincial offence to shut off vital services (like water, heat, or electricity) or to change the locks without an order from the Sheriff. Doing so can result in massive fines against the landlord.
What is the difference between a lawyer and a paralegal for LTB matters?
In Ontario, licensed paralegals are fully authorized to represent clients at administrative tribunals like the LTB. Paralegals generally charge lower fees than lawyers and often specialize exclusively in landlord-tenant disputes.
Can I recover my legal fees from the tenant?
You can usually ask the LTB to order the tenant to reimburse your $186 filing fee. However, the Board very rarely orders the tenant to pay for your personal paralegal or lawyer fees.
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