Olga Leyenson Quoted in Toronto Star: Ontario’s New Rental Rules and What They Mean for Landlords

Olga Leyenson, partner at Gobin & Leyenson LLP, was quoted in a Toronto Star article published September 14, 2026, examining Ontario’s sweeping new residential tenancy amendments and what they mean in practice for Ontario landlords.

Olga Leyenson, licensed paralegal and partner at Gobin & Leyenson LLP, was quoted in a Toronto Star article published September 14, 2026, titled “She waited 11 months to evict a non-paying tenant. Ontario’s new rules are supposed to fix that.” The article, written by Erin Nicole Davis, examines the practical impact of Ontario’s new residential tenancy amendments under Bill 97 and Bill 60 on both landlords and tenants.

The article opens with the story of a landlord who endured an 11-month ordeal through Ontario’s Landlord and Tenant Board (LTB) process to evict a non-paying tenant — a situation Leyenson and the team at Gobin & Leyenson LLP know well from representing Ontario landlords every day.

LTB Hearing Timelines: The Reality on the Ground

The Toronto Star article notes that the LTB states L1 applications — which seek both evictions and unpaid rent — are scheduled within three months on average. However, Leyenson provided a more candid assessment based on her direct experience representing landlords before the Board.

“L1 applications seeking eviction for non-payment of rent can actually take as long as five to eight months to reach a hearing before the LTB. Once the hearing concludes, the LTB may take an additional three to eight weeks to issue an eviction order.”

— Olga Leyenson, Partner, Gobin & Leyenson LLP

In the meantime, landlords are left absorbing mortgage payments, property taxes, condo fees, insurance, utilities, and mandatory upfront LTB filing fees — $186 online through the Tribunals Ontario Portal, or $201 in person. Leyenson recommends that landlords keep three to four months of mortgage and property tax payments in reserve to weather the process.

In the worst cases, Leyenson noted, tenants have lived rent-free for six to 18 months as cases move through hearings, adjournments, and order reviews. Even when an eviction is granted with a monetary judgment for thousands in unpaid rent, collecting that money is a separate battle entirely.

“They have to go to small claims court to enforce it. But if a tenant receives social assistance, has no job, no assets, and no bank account, there’s nothing we can collect.”

— Olga Leyenson, Partner, Gobin & Leyenson LLP

Written Repayment Agreements: Why Informal Arrangements Backfire

Effective July 1, 2026, under Bill 97, repayment plans for late rent must be documented through an official LTB-approved repayment agreement form if the agreement is being filed with the LTB under section 206 of the Residential Tenancies Act, 2006. The form, found on the LTB website and initiated by landlords, covers what happens if the plan is broken — including an L4 provision allowing the landlord to seek an ex parte eviction order without a new notice.

Leyenson addressed why so many landlords have historically relied on informal arrangements — and why that approach now carries greater risk:

“Landlords often utilize text messages or verbal methods of communication with their tenants because they believe it’s a more friendly, humane approach. Unfortunately, the lack of written evidence often backfires when attempting to enforce legal rights.”

— Olga Leyenson, Partner, Gobin & Leyenson LLP

Once a repayment plan is signed by both parties and filed with the LTB, it becomes legally binding. If a tenant defaults on a payment date, the landlord has a strict 30-day window to file an L4 application. Missing that window eliminates that enforcement route for that default.

Leyenson also cautioned that minor technical mistakes in paperwork can force landlords to restart the entire process. Thorough documentation and careful review before filing — not after — is essential.

Key RTA Changes Covered in the Article

The Toronto Star article covers several significant amendments taking effect under Bill 97 and Bill 60. Here is a summary of the changes discussed:

• N4 notice period reduced to 7 days (effective September 21, 2026): Tenants who receive an N4 notice for overdue rent now have just seven days to pay — down from 14 days — before a landlord can file an L1 application with the LTB.
• Written repayment agreements required (effective July 1, 2026): Repayment plans filed with the LTB under section 206 of the RTA must use the official LTB-approved form, enabling L4 ex parte eviction orders if a tenant defaults.
• N12 personal use eviction: 120-day notice option (effective September 21, 2026): Landlords can now serve an N12 with 120 days’ notice and waive the one-month compensation requirement, or continue using the 60-day route with compensation.
• 50% rent payment required to raise repairs defence (effective September 21, 2026): Tenants raising repair or maintenance issues as a defence at an L1 hearing must first pay 50 per cent of claimed overdue rent no later than seven days before the hearing.
• LTB review window reduced to 15 days (effective July 1, 2026): The window to file a request to review an LTB decision was cut from 30 days to 15 days for orders issued on or after July 1, 2026.
• Higher RTA fines (effective July 1, 2026): Maximum fines for RTA offences doubled to $100,000 for individuals and $500,000 for corporations.

What This Means for Ontario Landlords

Ontario’s new rules give landlords faster legal tools at the front end of the process — a shorter N4 notice period, enforceable written repayment agreements, and a new N12 pathway. However, as Leyenson’s commentary in the Toronto Star makes clear, faster tools at the starting line do not guarantee a faster finish. Hearing timelines at the LTB remain the central challenge.

For Ontario landlords, the practical takeaways are straightforward: document everything in writing from the outset, use the official LTB forms for repayment agreements, review all LTB decisions immediately given the shortened 15-day review window, and maintain a financial reserve to carry costs through the hearing process.

If you are dealing with a non-paying tenant or have received contact from the Investigation and Enforcement Unit, contact Gobin & Leyenson LLP for advice specific to your situation.

About Olga Leyenson

Olga Leyenson is a licensed paralegal and managing partner of Gobin & Leyenson LLP, a law firm located in Oshawa and serving clients throughout Ontario. She has extensive experience representing residential landlords before the Landlord and Tenant Board and is a published author and educator in Ontario’s paralegal profession.

Read the full Toronto Star article