Shakori v Frolov
Landlord wins · Etobicoke · 2026-01-22
- Adjudicator
- Robert Brown
- Dispute
- Non-payment of Rent
- Notice
- Non-payment of rent (N4)
- Amount
- >$20K
- Landlord
- S.S.
- Tenant
- S.T., D.D.F.
- Landlord rep
- David Myers
- Tenant rep
- Mehran Bagheri
What happened
The Landlord sought termination of tenancy and eviction due to significant rent arrears exceeding $40,000. Tenant 2 raised several preliminary issues, including the status of Tenant 1 as a party, a request for adjournment due to counsel's absence, and challenges to the validity of the N4 notice based on its service via email and a minor mathematical error of $1.42. The Board found the notice substantially compliant and denied relief from eviction, noting that Tenant 2 had already secured another residence and failed to prove allegations of intimidation by the Landlord.
The ruling
The tenancy is terminated effective January 18, 2026. The Tenants must pay the Landlord $41,271.93 for arrears and the filing fee. If the Tenants do not vacate, the Landlord may enforce the eviction through the Sheriff. The Tenants have the option to void the order by paying the full arrears plus filing fees (ranging from $44,559.58 to $46,559.58 depending on the date) before the Sheriff enforces the eviction.