A Broken Payment Plan Has a Fast-Track Remedy Most Landlords Miss
Many LTB cases end not with an eviction but with a deal: a mediated settlement or a conditional order requiring the tenant to pay on schedule or maintain certain conduct. When the tenant breaches, landlords often assume they must start a new application and wait months for another hearing. They do not.
The L4 application under section 78 allows the landlord to obtain an eviction order without a new hearing - but only if it is filed within 30 days of the breach. Miss the window and the fast track closes.
We monitor compliance deadlines, file L4 applications immediately on breach, and defend the resulting orders against set-aside motions.
What Is an L4 Application?
An L4 is available where:
- A mediated agreement or conditional Board order resolved an earlier application
- The tenant breached a specific condition - a missed payment, a late payment, or prohibited conduct
- The application is filed within 30 days of the breach
- The Board can issue an eviction order ex parte, subject to the tenant’s right to move to set it aside
Common Scenarios We See
Landlords often contact us where:
- A tenant on a repayment plan missed or shorted an instalment
- A conditional order required on-time rent and the tenant paid late
- Conduct conditions from a mediated settlement have been broken
- A landlord is unsure whether a payment technically counts as a breach
- A set-aside motion has been filed against an ex parte eviction order
How We Assist
We assist landlords with:
- Reviewing the order or settlement to confirm the breach is enforceable
- Filing the L4 within the 30-day window with precise breach evidence
- Preparing the affidavit and payment records the Board relies on
- Responding to motions to set aside the order
- Advancing enforcement immediately once the order is final
Why Precision and Speed Decide L4 Files
L4 orders are granted on paper, and set-aside motions succeed where the record is sloppy. The breach must match the condition exactly - right amount, right date, right term of the order. A clean ledger and a fast filing are the whole game.
Book a Consultation
If your tenant has breached a payment plan or conditional order, the 30-day clock is already running. Contact us today.