My grandfather rented out the top floor of his house and has recently passed away. His tenant was very difficult, and she has not paid rent in 1 year. We believe she has also been stealing from him. Can we evict her and/or get the police involved?

我祖父出租了他房子的顶层，但最近他去世了。他的房客生活很困难，而且已经一年没付房租了。我们认为她也一直在偷我祖父的东西。我们能把她赶出去并/或让警察介入吗？

The police cannot help you in matters such as these since it’s a civil matter. In order to get this person out, there has to be grounds to terminate her tenancy. Based on what you have described, you would have grounds to evict based on non-payment of rent. In order to serve a proper notice, you will have to know the amount of rent she was supposed to be paying, when she stopped paying, and her full name. If you have all this information, you can serve her with a notice of non-payment of rent which is a Form N4. This is a 14 day notice which advises her to pay the arrears or move out. If she does neither, then the next step would be to file an application with the Landlord and Tenant Board to go to a hearing and obtain an order for termination. The forms required to apply are Form L1 along with a Certificate of Service. All these forms can be obtained from the Landlord and Tenant Board’s website at www.sjto.gov.on.ca/ltb/forms/. If you’re willing to negotiate an agreement with her to vacate the premises, there is a mutual agreement form that both you and the tenant would have to sign; it’s called a Form N11- Agreement to Terminate a Tenancy. This form is also on the Board’s website under the Other Forms section of the site.

警察并不能在这类事情上帮助您，因为这是民事案件。如果您想驱逐这个人，那么必须有正当理由来终止她的租约。根据您所描述的，您能够以不付租金为由驱逐她。为了发出一份正式的通知，您必须知道她应该支付的租金金额，她停止支付租金的时间，以及她的全名。如果您掌握了所有这些信息，您就可以向她发送一份N4协议（即因为未付租金而造成的驱逐通知）。这份通知需要14天的过渡期，您可以要求她付清欠款或搬走。如果她两者都没有做到，那么下一步就是向业主及租户委员会提出申请，参加听证会并获得终止合同的判令。申请协议须为L1协议及服务证明书。所有这些协议可从业主及租户委员会的网站获取，网址为www.sjto.gov.on.ca/ltb/forms/。如果您愿意和她协商协议来达到腾出房屋的目的，那么您和房客都必须签署一份共同协议；这叫做N11协议——终止租赁协议。该协议也在上述网站的其他协议部分下。

I filed for eviction against my tenant and believe they won’t leave until the Sheriff comes. Can I request for the tenant to pay the Sheriff fee and the application fee? If so, how and when do I do this? Can we also ask for money for damages?

我申请驱逐我的房客，但我认为他们在治安官到来之前不会离开。我能要求房客支付治安官费和申请费吗？如果可以的话，我该怎么做，什么时候做？我们还可以要求赔偿损失吗？

If you are successful in obtaining an order for termination and arrears, the order will require the tenant to pay the whole rent, and usually the application fee of $190 in order to avoid the eviction. If the tenant then fails to leave or pay and you have to file for enforcement of the order with the Sheriff, then the tenant would have to pay that fee as well in order to avoid eviction. If the tenant is evicted and you want to try to re-coup rent arrears and the fees, you would do that later on through Small Claims Court. You cannot make mention of damages done to the unit at the hearing unless you claimed these amounts by filing an L2 application when you filed the L1 for rent arrears. You can make a fresh claim in Small Claims Court after the tenancy has ended and if you know the tenant’s new residential address.

如果您成功地获得了终止租赁和支付欠款的判令，判令将要求租户支付全部租金，通常还需要支付$190的申请费，以避免驱逐。如果租户没有离开或付款，而您必须向治安官申请强制执行该判令，那么租户也必须支付该费用，以避免驱逐。如果房客被驱逐，而您想重新处理拖欠的租金和费用，您可以之后通过小额索赔法庭完成。除非您在提交L1拖欠租金申请的同时，提交L2申请来索赔，否则您不能在听证会上提及对租赁单元造成的损害。租期结束后，如果您知道租客的新住址，您就可以在小额索赔法庭重新提出索赔。

I am currently renting my units out to students for 4 month terms but suspect one may stay longer. After the 4 months I want my new leases to be for 1 year terms. Is there a way to ensure they leave, as I don’t want any surprises later on?

我目前将我的房子出租给学生，租期为4个月，但我怀疑其中一个可能会住得更长。4个月后，我希望我的新租约的期限是1年。有没有办法确保他们离开，因为我不希望以后有任何意外。

If you have all tenants under one lease, the tenancy ends only when all tenants give notice to terminate. There really isn’t a specific way to ensure that all the tenants leave at the end of the lease term. One suggestion is to ask them to provide you with the N9 notice 60 days prior to the lease expiring or have them all sign the N11- Agreement to Terminate a Tenancy form. If they all sign N9 or N11 and then one fails to move out, you would have to file an L3 Application with the Board to evict the remaining tenant(s). In the event that you cannot get all of them to sign the N9 or N11 and this one individual will not leave, legally there is nothing you can do to get him out at that point. However, since they were all under one lease, they are all equally responsible for the rent, therefore if he stays and the rent is not paid in full you would then be able to give notice based on the non-payment of rent.

如果您的所有租户都在同一租约下，则只有在所有租户接受终止通知后，租约才会终止。确实没有一个具体的方法来确保所有的租户在租期结束时离开。一个建议是要求他们在租约到期前60天向你提供N9协议，或者让他们都签署N11协议（即终止租赁协议）。如果他们都签了N9协议或N11协议，但其中一个未能搬出，你就必须向业主及租户委员会提交一份L3申请，驱逐剩余的租户。如果你不能让所有人都签下N9或N11，而这一个人不会离开。那么，法律上你也无法强迫他离开。但是，由于他们都受同一个租约约束，他们都对租金承担同等的责任，因此，如果他留下来，而租金没有全额支付，那么你就可以根据没有支付租金的情况发出驱逐通知。

房东网转译自LandlordHelp

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