Evicting a tenant in Ontario is not as simple as handing them a notice and expecting them to leave. The eviction process is a formal legal procedure governed by strict rules under Ontario’s Residential Tenancies Act (RTA) and monitored by the Landlord and Tenant Board (LTB). One of the most critical components of this process is ensuring eviction notices are served correctly and legally.
That’s where professional process servers come in. Handling eviction notice service in Ontario requires accuracy, timing, and legal knowledge. For landlords, property managers, and real estate investors, working with a landlord process server such as Select Serve and File Process Server Inc. ensures every step of the eviction is executed lawfully and efficiently.
In this legal guide, we’ll explore the documents involved in eviction, how process servers deliver them, and why relying on professionals is the safest approach.
Why Legal Eviction Document Service Is Crucial
Serving legal eviction documents is not just about notifying tenants, it’s about complying with Ontario law. If notices are served improperly, it can lead to:
- Eviction application rejections by the LTB
- Case delays or adjournments
- Financial losses from extended non-payment
- The need to re-serve documents and restart the process
The Residential Tenancies Act outlines how and when documents must be served. Even a small mistake in timing or delivery method can render the notice invalid. That’s why many landlords trust licensed process servers like Select Serve and File Process Server Inc., who have deep knowledge of the procedural nuances.
Key Eviction Documents That Require Proper Service
Depending on the situation, different types of legal eviction documents may be required. Common forms include:
- N4 – Notice to End Tenancy for Non-Payment of Rent
- N5 – Notice for Interference or Damage
- N6 – Notice for Illegal Acts or Misconduct
- N7 – Notice for Serious Problems
- N12 – Landlord’s Personal Use of Property
- N13 – Demolition or Renovation
Each notice includes a specific timeline and reason. If these forms are not served legally, the LTB can rule in the tenant’s favor, even if the landlord is otherwise justified.
How a Landlord Process Server Handles Eviction in Ontario
1. Review of Eviction Documents
Before service, professional process servers like Select Serve and File Process Server Inc. verify that all eviction forms are complete, accurate, and legally compliant. They ensure:
- Correct the tenant’s name and address
- Proper notice period (days counted accurately)
- Valid legal reason for eviction
- Proper form usage (e.g., N4 vs. N5)
If any errors are found, they notify the landlord before service, helping to avoid failed applications later.
2. Choosing the Right Method of Service
Ontario’s Landlord and Tenant Board permits specific methods of eviction notice service:
- In-person delivery to the tenant
- Posting the notice on the rental unit door
- Placing the notice in the mailbox or under the door
- Regular mail (registered mail is not permitted)
Electronic service (email, SMS, etc.) is only allowed if the tenant has signed written consent.
A skilled landlord process server ensures the selected delivery method is both valid and legally documented. Select Serve and File Process Server Inc. uses strategic timing and discretion, particularly in contentious evictions.
3. Affidavit of Service
After service, the process server completes an Affidavit of Service, a sworn document confirming how, when, and where the eviction notice was delivered. This affidavit is a required part of the LTB application process and acts as legal proof of compliance.
The affidavit includes:
- Full details of the notice delivered
- Description of the recipient and location
- Time and date of service
- Name and signature of the process server
Common Mistakes to Avoid in Eviction Notice Delivery
Even experienced landlords make avoidable errors. These include:
- Serving the wrong form
- Miscalculating notice periods
- Delivering notices through invalid methods (e.g., registered mail)
- Not keeping a copy or proof of service
- Failing to file the Affidavit of Service
By hiring professionals like Select Serve and File Process Server Inc., landlords eliminate these risks. Their experience with legal eviction documents ensures that notices are delivered correctly the first time.
When Should You Use a Professional Process Server?
While the RTA allows landlords to serve documents themselves, certain situations strongly recommend professional involvement:
- Tenant is uncooperative or avoids contact
- You’ve had previous disputes with the tenant
- The tenant has already challenged the notices
- Property is rented to multiple tenants (shared responsibility)
- You require urgent or same-day eviction notice service in Ontario
In these situations, Select Serve and File Process Server Inc. provides landlords with peace of mind and legal accuracy.
Advantages of Using Select Serve and File Process Server Inc.
Select Serve and File Process Server Inc. is a trusted legal document delivery provider across Toronto, Brampton, Mississauga, Vaughan, and the Greater Toronto Area (GTA). Their eviction-specific services include:
- Delivery of all LTB forms (N4, N5, N12, etc.)
- Same-day and rush delivery options
- After-hours and weekend service (as needed)
- Discreet handling of sensitive notices
- Court-ready Affidavit of Service preparation
- Document tracking and updates
- Tenant location support through skip tracing, if necessary
Whether you’re a landlord with one unit or a property management firm handling hundreds, Select Serve and File Process Server Inc. ensures timely and compliant service every time.
The Legal Process After Serving the Eviction Notice
Once the notice is served correctly, the landlord must wait for the notice period to expire. If the tenant has not complied (e.g., paid rent, moved out), you may then:
- File an L1 Application with the LTB (for non-payment) or
- File other applications depending on the type of notice (L2, L3, etc.)
Each application must include the original notice and the Affidavit of Service.
Final Thoughts
The eviction process is one of the most legally sensitive aspects of property management. While landlords may attempt to service themselves, the risk of error is high, and the consequences can be expensive.
Working with a reputable landlord process server like Select Serve and File Process Server Inc. ensures your documents are served correctly, your applications are supported with proper affidavits, and your rights as a landlord are protected.
When legal accuracy matters, and it always does in eviction proceedings, trust the professionals who understand Ontario’s landlord-tenant laws from end to end.