Ending a tenancy? Here are the dates.
For landlords and tenants, with the same law for both. The software works out notice dates, prepares the N4 and L1, and checks rent increases. You serve and file from your own account.
Today, October 11, 2026
- Notice period
- 7 daysResidential Tenancies Act, 2006, s. 59(1)
- October 11, 2026Notice counts as givenResidential Tenancies Act, 2006, s. 191(1)(a)
- October 18, 2026Earliest termination dateLandlord and Tenant Board Rules of Procedure, Rules 1.13, 1.15
- October 19, 2026Earliest L1 filingResidential Tenancies Act, 2006, ss. 74(1), 59(3)
Worked out for delivery today. Change the date to yours.
Both sides, the same law
The software gives landlords and tenants the same rules and the same dates. As a lawyer I act for either side, never both in the same matter.
Landlords
Rent owing, the notice, and the application once its date passes.
- N4 for unpaid rentNot yet verifiedThe rent owing by rental period, the termination date, what voids the notice, and the official N4 filled in. You sign it and give it to the tenant.
- L1 after the termination dateNot yet verifiedWhether you can file yet, the claim to the filing date with NSF charges and the fee, and the official L1 filled in.
- A whole rent rollNot yet verifiedUpload your rent roll and get an N4 for every unit in arrears, with a list of the ones that need fixing.
CAD 1 per unit per month, minimum CAD 49 plus HST
Tenants
A rent increase, a notice you received, or a problem the Board can order fixed.
- Is this rent increase lawful?Not yet verifiedThe increase checked against the guideline, the 12-month rule, the written notice and the exemption for newer units, with what each side can do.
- Which application fitsNot yet verifiedRepairs, harassment, an illegal charge or a notice given in bad faith: which form to use, your deadline, what to gather, and the facts the form asks for.
- A notice you receivedNot yet verifiedEnter the date on the notice to check it against the earliest valid date.
Free
Who files the forms?
You do, from your own Tribunals Ontario Portal account, with everything prepared. If you want me to file and appear, book a consultation.
Software is sold by Jonathan Kleiman. Legal services are provided by Mithril Law.
A landlord’s file: the N4, then the L1
October’s rent is unpaid. The N4 is delivered on October 5: handed to the person. Every date and amount below is the software’s answer on those facts.
An example on fictional facts.
- October 5The N4 counts as givenHanded to the person
- October 12Termination dateUnless CAD 1,800 is paid by then
- October 13The L1 can be filedIf the tenant has not paid and is still there
- November 2The L1 is filedCAD 3,813.50 claimed
Notice to End your Tenancy Early for Non-payment of Rent
- To
- Alex Tenant
- From
- Example Properties Inc.
- Rental unit
- 4-120 Example Street, Toronto, ON M5V 2T6
| Rent period | Charged | Paid | Owing |
|---|---|---|---|
| October 1 to October 31, 2026 | CAD 1,800 | CAD 0 | CAD 1,800 |
- Total rent owing
- CAD 1,800Residential Tenancies Act, 2006, ss. 59(2), 2(1) “rent”
- Notice period
- 7 daysResidential Tenancies Act, 2006, s. 59(1)
- Termination date
- October 12, 2026Landlord and Tenant Board Rules of Procedure, Rules 1.13, 1.15
How the tenant can void it
| Paid between | Amount |
|---|---|
| October 5 and October 12, 2026 | CAD 1,800 |
The official N4, filled in
Page 1 of the form as the software fills it on these facts. You sign it and give it to the tenant.
Open the filled N4 (PDF) →Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes
| Filed on | November 2, 2026 |
|---|---|
| Rent owing to the filing dateResidential Tenancies Act, 2006, s. 87(1) | CAD 3,600 |
| NSF cheque chargesResidential Tenancies Act, 2006, s. 87(5) | CAD 27.50 |
| Filing feeTribunals Ontario, Landlord and Tenant Board: Forms, filing and fees | CAD 186 |
| Total claim | CAD 3,813.50 |
What the tenant can do
Before the order, the application is discontinued if the tenant pays the arrears, the rent that has come due, and the filing fee. To raise other issues at the hearing, the tenant must give written notice and pay the landlord half the arrears claimed (CAD 1,800) at least 7 days before the hearing.
Residential Tenancies Act, 2006, ss. 74(2), (4), 82A tenant’s file: a rent increase, then the T1
The rent is CAD 1,800. On October 15 the landlord hands over an N1 raising it to CAD 1,890 from February 1. Every check and date below is the software’s answer on those facts.
An example on fictional facts.
- October 15, 2026The N1 is handed overCAD 1,800 to CAD 1,890 a month
- February 1, 2027The increase would take effectThe most allowed is CAD 1,834.20
- February 1, 2028Last day to apply (T1)After it, an increase not challenged is deemed lawful
CAD 1,800 to CAD 1,890, 5%, from February 1, 2027
- 12-month rule: metAt least 12 months must pass since the last increase (February 1, 2026): the earliest date is February 1, 2027.Residential Tenancies Act, 2006, s. 119
- Written notice, 90 days: metGiven on October 15, 2026, at least 90 days before February 1, 2027.Residential Tenancies Act, 2006, ss. 116, 191
- Guideline: not metThe guideline for 2027 is 1.9%: the new rent can be at most CAD 1,834.20. The unit is not a newer unit, so the guideline applies.Residential Tenancies Act, 2006, ss. 120(1), 6.1
This increase does not meet the rules on these facts.
What the tenant can do
- The tenant can pay only the amount allowed and dispute the rest.
- If the increase is paid, the tenant can apply to the LTB (Form T1) for a rebate within one year after each overpayment was collected; an increase not challenged within one year after it was first charged (by February 1, 2028) is deemed lawful.
Tenant Application for a Rebate
- Apply by
- February 1, 2028Within one year after the money was collected or kept (February 1, 2027).Residential Tenancies Act, 2006, ss. 135(1), 135(4)
- Filing fee
- CAD 48 through the Tribunals Ontario Portal, CAD 53 otherwiseTribunals Ontario, Landlord and Tenant Board: Forms, filing and fees
What to gather
- Your rent history for the past year (or since you moved in), with the dates of each rent
- Receipts or records of each payment you say was illegal
- Documents, photos, audio or video recordings, emails, text messages and social media posts (printed) that show what happened
- Give a copy of everything you will rely on to the landlord and the LTB at least 7 days before the hearing
The Board’s orders
It shows how many orders of each kind the Board issued. It does not show how any case turned out, or what will happen in yours.
Orders dated January 8, 2025 to July 31, 2026. Contains information licensed under the Open Government Licence – Ontario.
L129,618 order documents, 51.7% of all orders
T24,243 order documents, 7.4% of all orders
When it goes to a hearing.
If you have one. It sets the time below.
The next open consultation: Monday, October 12 at 10:00 a.m.
Book a consultation
I file and appear for landlords and tenants, for a flat fee per file that I quote before you commit. Every file goes through a conflict check first.
What does the landlord plan cost?
CAD 1 per unit per month, minimum CAD 49, plus HST. It gives you the filled N4 and L1 as PDFs, and runs across a rent roll. The dates and amounts are free to see.
Is this legal advice?
This is legal information, not legal advice. Using the software does not make you my client. Advice starts when you retain me, and I tell you in writing what I will do and what it costs.