Missed the L10 Window? You May Still Have a Claim
The Board can order former tenants to pay arrears and damage through an L10 application — but only if the application is filed within one year of the tenant moving out. Landlords who discover damage late, spend months locating a departed tenant, or simply did not know about the deadline often assume the money is gone. Frequently, it is not.
The Small Claims Court hears claims up to $35,000 and applies a general two-year limitation period. It is the right forum when the L10 window has closed, and for certain claims that fall outside the Board’s jurisdiction altogether.
We litigate landlord claims in Small Claims Court and enforce the judgments that result — because a judgment you cannot collect is just paper.
When Small Claims Court Is the Right Forum
Typical situations:
- More than one year has passed since the tenant vacated, closing the L10 route
- The claim involves parties or issues outside the Board’s jurisdiction, such as guarantors or co-signers
- The landlord holds an LTB order and needs to enforce it through the court
- Claims up to $35,000 for unpaid rent, damage beyond wear and tear, cleaning, and related losses
Common Scenarios We See
Landlords often contact us where:
- A tenant vacated over a year ago owing significant arrears
- Damage was discovered, or its true cost known, well after move-out
- A guarantor signed the lease and the landlord wants to pursue them
- A former tenant has assets or employment making collection realistic
- An LTB order needs to be converted into garnishment or other enforcement
How We Assist
We assist landlords with:
- Assessing the claim, the limitation period, and the realistic prospects of collection
- Drafting and filing the Plaintiff’s Claim with organized documentary evidence
- Handling settlement conferences and trial
- Locating debtors and identifying income and assets
- Enforcing judgments: garnishment of wages and accounts, writs, and examinations
- Advising when a claim is not economically worth pursuing — before you spend money on it
Why Collectability Comes First
The judgment is the midpoint, not the end. Before suing, the right questions are about the debtor: employment, assets, and address. We front-load that analysis so landlords invest in claims that can actually pay, and skip the ones that cannot.
Book a Consultation
If a former tenant left you with losses and the Board is no longer an option, do not write it off. Contact us for a recovery assessment.