Tips to Defeat an N4

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Overview

The following is NOT legal advice and you should consult with a paralegal or a lawyer about your unique situation before deciding if you will use any of the following tips.

Apply the LMR Interest

Before you get an N4, send the landlord a message stating you are applying any interest owing from the Last-Month's-Rent deposit that has not been paid. That way if you go get an N4 it is likely that the N4 calculations will be off and you will avoid eviction if the matter goes to a hearing.

See section 104 (9) of the Residential Tenancies Act, 2006

104 (9) Where the landlord has failed to make the payment required by subsection (6) when it comes due, the tenant may deduct the amount of the payment from a subsequent rent payment. 2006, c. 17, s. 106 (9).

Identify the Rental Unit

Make sure that the N4 correctly identifies the rental unit. If there is a unit number the unit number or identifier MUST be on the N4. In the case of a rooming house, each room must be identified both on the N4 and on the physical door of the room in the rental unit. A failure to identify the rental unit will void the N4 and prevent an eviction.

Review the Calculations

The N4 shows the rental charges for each period of the rental term. Make sure the amount charged within each term is the correct amount of rent, also make sure that the amount the landlord is claiming to have received is also correct. If the landlord has failed to account for any payments made in the relevant rental period then the N4 is most likely defective and eviction can be avoided.

Even if the calculation is off by as little as $1.00 the N4 will still be found to be void.

Make sure that the rent being claimed is the LAWFUL RENT that your landlord can charge.

Review the Rental Period

Not all rental periods run from the 1st of the month to the last of the month. If your rental period started on a different day of the month then the 1st, say for example the 15th, then the N4 would need to reflect this. If the rental periods in the N4 do not match the rental periods in your rental agreement then the N4 could be found to be void and eviction avoided.

Caution: If your rental periods are different in your rental agreement than in your N4 BUT you are paying your rent in accordance with the periods reflected in the N4 then the N4 may still be found valid (SEEK LEGAL ADVICE)

Review the Termination Date

The termination date MUST be at least 14 days from the date the N4 was actually served. When counting days:

  • Service by mail is effective on the 5the day of mailing, not including the date the N4 was given to Canada Post.
  • Service in person or any other permitted method is effective the first day after the N4 has been given or otherwise deliver to the tenant(s)

If the termination date is less than 14 days from the date that service was effective then the N4 is void and eviction can be avoided.

Signature Missing

Make sure the N4 is actually signed by the Landlord or an authorized agent of the Landlord. If the signature is missing then the N4 will be deemed void and eviction can be avoided.

Consumer Proposals or Bankruptcy

If you are at the point that a hearing is coming up and you are in SIGNIFICANT ARREARS then this option should be considered. If you file for a consumer proposal or for bankruptcy prior to an LTB hearing or before the termination date set out in a standard order then the eviction is voided.

Note: SEEK LEGAL ADVICE BEFORE YOU CONSIDER THIS OPTION!!

Things to consider before taking this option:

  • Can you afford your rent moving forward if you no longer have arrears?
  • Do you have assets that will be taken by a bankruptcy trustee (Such as a fully paid-off vehicle worth more than $7000)?
  • Do you have other options such as the ability to borrow from other sources?
  • Is having a good credit rating important to you?
  • Do you have retirement savings or other investments that can be accessed?
  • Can you afford to pay for the Consumer Proposals or Bankruptcy service, fees are usually around $200 a month.

Consumer Proposals or Bankruptcy are options of last resort and should be treated as such.

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