LTB Order LTB-L-028317-22

Order under Section 69 Residential Tenancies Act, 2006 2023 ONLTB 36767 (CanLII) Citation: C.O. v V.D., 2023 ONLTB 36767 Date: 2023-05-11 File Number: LTB-L-028317-22 In the matter of: 7 PARK AVENUE LITTLE BRITAIN ON K0M2C0 Between: C.O. Landlord And V.D. Tenant C.O. (the 'Landlord') applied for an order to terminate the tenancy and evict V.D. (the 'Tenant') because the Tenant did not pay the rent that the Tenant owes. This application was heard by videoconference on May 2, 2023. C.O. (the 'Landlord') applied for an order to terminate the tenancy and evict V.D. (the 'Tenant') because the Tenant did not pay the rent that the Tenant owes and the Tenant has been persistently late in paying the Tenant's rent. This application was heard by videoconference on May 2, 2023. Only the Landlord's Legal Representative Carrie Aylwin attended the hearing. As of 9:37 a.m., the Tenant was not present or represented at the hearing although properly served with notice of this hearing by the LTB. There was no record of a request to adjourn the hearing. As a result, the hearing proceeded with only the Landlord's evidence.Determinations: 1. The Landlord served the Tenant with a valid Notice to End Tenancy Early for Non-payment of Rent (N4 Notice). The Tenant did not void the notice by paying the amount of rent arrears owing by the termination date in the N4 Notice or before the date the application was filed. 2. As of the hearing date, the Tenant was still in possession of the rental unit. Order Page: 1 of 5  File Number: LTB-L-028317-22 3. The lawful rent is $2,000.00. It is due on the 1st day of each month. 4. Based on the Monthly rent, the daily rent/compensation is $65.75. This amount is calculated as follows: $2,000.00 x 12, divided by 365 days. 5. The Tenant has paid $6,300.00 to the Landlord since the application was filed. 2023 ONLTB 36767 (CanLII) 6. The rent arrears owing to May 31, 2023 are $25,630.00. 7. The Landlord incurred costs of $186.00 for filing the application and is entitled to reimbursement of those costs. 8. The Landlord collected a rent deposit of $2,000.00 from the Tenant and this deposit is still being held by the Landlord. The rent deposit can only be applied to the last rental period of the tenancy if the tenancy is terminated. 9. Interest on the rent deposit, in the amount of $80.71 is owing to the Tenant for the period from March 15, 2020 to May 2, 2023. L2/N8 Application 10. On April 29, 2022, the Landlord gave the Tenant an N8 notice of termination deemed served on May 4, 2022. The notice of termination contains the following allegations that the Tenant has been persistently late paying the monthly rent starting March 2021 through to April 2022. The Landlord testified since the filing of the application the Tenant is now late 28 out of 28 months. 11. The Tenant has persistently failed to pay the rent on the date it was due. The rent is due on the 1 day of each month. The rent has been paid late 14 times in the past 14 months. • March 2021 rent, Tenant paid March 20, 2021 • April 2021 rent, Tenant paid April 15, 2021 • May 2021 rent, Tenant paid May 10, 2021 • June 2021 rent, Tenant paid July 9, 2021 • July 2021 rent, Tenant paid August 6, 2021 • August 2021 rent, Tenant paid September 9, 2021 • September 2021 rent, Tenant paid October 19, 2021 • October 2021 rent, Tenant paid December 19, 2021 • November 2021 rent, Tenant paid January 12, 2022 • December 2021 rent, Tenant paid February 18, 2022 • January 2022 rent, Tenant paid March 15, 2022 • February, March, April 2022 rent, the Tenant has outstanding balance of the months 12. I have considered all of the disclosed circumstances in accordance with subsection 83(2) of the Residential Tenancies Act, 2006 (the 'Act'), including the impact of COVID-19 on the parties and whether the Landlord attempted to negotiate a repayment Order Page: 2 of 5  File Number: LTB-L-028317-22 agreement with the Tenant and find that it would be unfair to grant relief from eviction pursuant to subsection 83(1) of the Act. L1/N4 – Application - It is ordered that: 2023 ONLTB 36767 (CanLII) 1. The tenancy between the Landlord and the Tenant is terminated unless the Tenant voids this order. 2. The Tenant may void this order and continue the tenancy by paying to the Landlord or to the LTB in trust: • $25,816.00 if the payment is made on or before May 22, 2023. See Schedule 1 for the calculation of the amount owing. 3. The Tenant may also make a motion at the LTB to void this order under section 74(11) of the Act, if the Tenant has paid the full amount owing as ordered plus any additional rent that became due after May 22, 2023 but before the Court Enforcement Office (Sheriff) enforces the eviction. The Tenant may only make this motion once during the tenancy. 4. If the Tenant does not pay the amount required to void this order the Tenant must move out of the rental unit on or before May 22, 2023 5. If the Tenant does not void the order, the Tenant shall pay to the Landlord $21,866.79. This amount includes rent arrears owing up to the date of the hearing and the cost of filing the application. The rent deposit and interest the Landlord owes on the rent deposit are deducted from the amount owing by the Tenant. See Schedule 1 for the calculation of the amount owing. 6. The Tenant shall also pay the Landlord compensation of $65.75 per day for the use of the unit starting May 3, 2023 until the date the Tenant moves out of the unit. 7. If the Tenant does not pay the Landlord the full amount owing on or before May 22, 2023, the Tenant will start to owe interest. This will be simple interest calculated from May 23, 2023 at 6.00% annually on the balance outstanding. 8. The Landlord or the Tenant shall pay to the other any sum of money that is owed as a result of this order. 9. If the unit is not vacated on or before May 22, 2023, then starting May 23, 2023, the Landlord may file this order with the Court Enforcement Office (Sheriff) so that the eviction may be enforced. 10. Upon receipt of this order, the Court Enforcement Office (Sheriff) is directed to give vacant possession of the unit to the Landlord on or after May 23, 2023. L2/N8 Application – It is ordered that: 1. The tenancy between the Landlord and the Tenant is terminated. The Tenant must move out of the rental unit on or before May 22, 2023. Order Page: 3 of 5  File Number: LTB-L-028317-22 2. If the unit is not vacated on or before May 22, 2023, then starting May 23, 2023, the Landlord may file this order with the Court Enforcement Office (Sheriff) so that the eviction may be enforced. 3. Upon receipt of this order, the Court Enforcement Office (Sheriff) is directed to give vacant possession of the unit to the Landlord on or after May 23, 2023. 2023 ONLTB 36767 (CanLII) 4. The Tenant shall pay to the Landlord $16,001.48, which represents compensation for the use of the unit from August 1, 2022 to May 2, 2023, less the rent deposit and interest the Landlord owes on the rent deposit. 5. The Tenant shall also pay the Landlord compensation of $65.75 per day for the use of the unit starting May 3, 2023 until the date the Tenant moves out of the unit. 6. The cost of filing in application has been addressed in the L1/N4 order above. May 11, 2023 ____________________________ Date Issued Anthony Bruno Member, Landlord and Tenant Board 15 Grosvenor Street, Ground Floor Toronto ON M7A 2G6 If you have any questions about this order, call 416-645-8080 or toll free at 1-888-332-3234. In accordance with section 81 of the Act, the part of this order relating to the eviction expires on November 23, 2023 if the order has not been filed on or before this date with the Court Enforcement Office (Sheriff) that has territorial jurisdiction where the rental unit is located. *Note: When the Board directs payment-out, the Canadian Imperial Bank of Commerce will issue a cheque to the appropriate party named in this notice. The cheque will be in the amount directed plus any interest accrued up to the date of the notice Order Page: 4 of 5  File Number: LTB-L-028317-22 Schedule 1 SUMMARY OF CALCULATIONS A. Amount the Tenant must pay to void the eviction order and continue the tenancy if the payment is made on or before May 22, 2023 2023 ONLTB 36767 (CanLII) Rent Owing To May 31, 2023 $31,930.00 Application Filing Fee $186.00 NSF Charges $0.00 Less the amount the Tenant paid to the Landlord since the - $6,300.00 application was filed Less the amount the Tenant paid into the LTB since the - $0.00 application was filed Less the amount the Landlord owes the Tenant for - $0.00 an{abatement/rebate} Less the amount of the credit that the Tenant is entitled to - $0.00 Total the Tenant must pay to continue the tenancy $25,816.00 B. Amount the Tenant must pay if the tenancy is terminated Rent Owing To Hearing Date $30,061.50 Application Filing Fee $186.00 NSF Charges $0.00 Less the amount the Tenant paid to the Landlord since the - $6,300.00 application was filed Less the amount the Tenant paid into the LTB since the - $0.00 application was filed Less the amount of the last month's rent deposit - $2,000.00 Less the amount of the interest on the last month's rent deposit - $80.71 Less the amount the Landlord owes the Tenant for an - $0.00 {abatement/rebate} Less the amount of the credit that the Tenant is entitled to - $0.00 Total amount owing to the Landlord $21,866.79 Plus daily compensation owing for each day of occupation starting $65.75 May 3, 2023 (per day) Order Page: 5 of 5