Ontario property management companies face unique challenges when it comes to evictions. Managing hundreds or thousands of rental units means dealing with multiple non-paying tenants, lease violations, and tenant disputes simultaneously. Each case requires precise compliance with the Residential Tenancies Act, 2006, proper documentation, and timely filing — and a single error on one file can delay resolution by months, costing the property owner thousands in lost rent.
Ontario Eviction Services is the preferred eviction partner for property management companies across the province. We provide scalable, portfolio-level eviction services that integrate with your existing property management workflows, reduce your administrative burden, and improve your success rate at the Landlord and Tenant Board.
Portfolio Service Comparison
The following table outlines our service tiers for property management companies based on portfolio size:
| Feature | Standard (1-100 units) | Professional (101-500 units) | Enterprise (500+ units) |
|---|---|---|---|
| Notice Preparation (N4, N5, N12, etc.) | Per-notice pricing | Volume discount | Custom flat rate |
| LTB Application Filing (L1, L2, L9) | Per-application pricing | Volume discount | Custom flat rate |
| Hearing Preparation | Included | Included | Included |
| Hearing Attendance | Available (per hearing) | Included | Included |
| Dedicated Account Manager | Shared team support | Dedicated account manager | Dedicated senior account manager |
| Portfolio Reporting | Monthly summary | Monthly detailed report | Weekly detailed report + dashboard |
| Owner Reports | On request | Monthly (brandable) | Monthly (branded to your company) |
| Collections & Enforcement | Available (separate engagement) | Integrated | Integrated + priority |
| AGI Applications | Available (separate engagement) | Included at volume rate | Included at volume rate |
| Staff Training | Not included | Annual training session | Quarterly training + materials |
| Response Time | 48 hours | 24 hours | Same business day |
Services for Property Management Companies
Bulk Notice Preparation
We prepare eviction notices across your entire portfolio — N4 notices for non-payment, N12 notices for personal use, N5 notices for conduct issues, and all other prescribed forms. Every notice is reviewed for accuracy before service, ensuring compliance across all properties. For multi-unit buildings, we can prepare dozens of N4 notices in a single batch with consistent formatting and correct rent amounts for each unit.
LTB Application Filing
We file L1, L2, L3, L9, L10, and A1 applications on behalf of your portfolio. Our electronic filing process through the Tribunals Ontario portal ensures fast submission and reduces the wait time for hearings. We track every application from filing to hearing to order, so your team always knows the status of each case. The filing fee is $208 per application, which we coordinate on your behalf.
Hearing Preparation and Representation
We prepare evidence packages for each LTB hearing, including rent ledgers, Certificates of Service, correspondence, photographs, and supporting documentation. We can attend hearings as the authorized representative (with written authorization from the property owner) or coach your property managers to present the case effectively. For high-volume property managers, we coordinate multiple hearings on the same day to minimize staff time.
Collections and Enforcement
After eviction, we handle rent collection and LTB order enforcement. We file orders with Small Claims Court, coordinate wage garnishments, request examination hearings, and work with licensed collections agencies when necessary. Our portfolio-level reporting shows you exactly how much has been recovered across your properties — a key metric for property owners.
Above Guideline Rent Increases
For property management companies managing older buildings with significant capital expenditure needs, we prepare and file AGI applications with the comprehensive documentation the LTB requires for approval. We coordinate between the property manager, building owner, and contractors to assemble the evidence package.
Why Property Managers Choose Us
Volume Capability
We handle dozens of simultaneous filings without compromising accuracy. Our systems are built for portfolio-level operations, not one-off cases.
Portfolio Reporting
Monthly reports showing every active case, its current status, next steps, hearing dates, and financial impact. Easy to share with property owners.
Compliance Assurance
Every notice and application is reviewed for RTA compliance before submission. We eliminate the errors that lead to dismissals and costly delays.
Dedicated Account Manager
Your property management company gets a single point of contact who knows your portfolio, your processes, and your priorities.
Integration With Your Workflow
We understand that property management companies use a variety of systems and processes. Ontario Eviction Services integrates with your existing workflow to minimize disruption:
- Digital file submission — Send us case details electronically (email, shared folders, or your property management software) for fast turnaround
- Status tracking — Real-time case status updates accessible to your team through our reporting system
- Owner reporting — Branded or brandable reports ready to share with property owners showing case progress, financial recovery, and outstanding arrears
- Bulk scheduling — Coordinate multiple LTB hearings efficiently to minimize staff time at the Board
- Training and resources — We provide training materials and sessions for your property managers on proper notice service, documentation best practices, LTB procedures, and how to avoid the common errors that lead to dismissals
The Cost of Getting Evictions Wrong
For property management companies, the cost of eviction errors goes beyond the immediate financial loss. Each error compounds across the portfolio:
- Lost rent — Every month an eviction is delayed costs the property owner another month's rent. A single dismissed application due to a notice error can add 3-6 months to the timeline. For a $2,000/month unit, that is $6,000-$12,000 in lost rent per error.
- Owner dissatisfaction — Property owners expect their management company to handle evictions efficiently. Repeated delays, dismissed applications, and lack of communication erode confidence and can lead to lost management contracts.
- Staff time — Property managers spending hours preparing notices, attending hearings, and managing eviction paperwork are not spending time on leasing, maintenance, tenant relations, and revenue-generating activities.
- Legal exposure — Improperly served notices, procedurally flawed applications, or illegal lockout attempts can expose the management company and property owner to liability, including LTB fines of up to $50,000 for individuals and $250,000 for corporations.
- Reputation risk — In a competitive property management market, a reputation for mishandled evictions can affect your ability to win new management contracts.
Case Study: GTA Property Management Company
A Toronto-area property management company with 2,000+ units engaged Ontario Eviction Services to manage their eviction portfolio. Within 6 months, we reduced their average time from N4 service to eviction order by 40%, recovered over $180,000 in outstanding rent arrears, and eliminated dismissed applications due to notice errors. The property management company estimated they saved over 200 staff hours per quarter by outsourcing eviction management to our team.
Service Areas for Property Management Companies
We serve property management companies across all of Ontario, with particular depth of experience in:
- Greater Toronto Area — Toronto, Mississauga, Brampton, Markham, Vaughan, Richmond Hill, Oakville
- Ottawa-Gatineau Region — Ottawa and surrounding municipalities
- Hamilton-Burlington Corridor — Hamilton, Burlington, St. Catharines, Niagara
- Kitchener-Waterloo-Cambridge — The Tri-Cities region
- London, Windsor, and Southwestern Ontario
Our electronic filing capabilities through the Tribunals Ontario portal allow us to handle cases in any Ontario jurisdiction regardless of our physical location. For property management companies with properties spread across multiple regions, this means a single point of contact for all your eviction needs.