Scenario: N4's 14 days has expired. Tenant texts: "I'll have the money next week, please don't file."
Do you wait? Does waiting weaken your position later?
Do you wait? Does waiting weaken your position later?
Tenant says they'll pay if you don't file L1 — should you wait?
by LandlordEzy Team
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OLH Property Management
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Waiting is risky. Two specific problems:
1. **30-day rule.** You only have 30 days from the N4 termination date to file L1. Wait too long and you have to re-serve a fresh N4, adding 14+ more days.
2. **The L1 hearing is months out anyway.** Filing the L1 now doesn't prevent the tenant from paying before the hearing. If they pay in full before the hearing date, you withdraw the application. If they don't, you're months ahead.
The safer middle ground:
- File the L1 within the 30-day window.
- Reply to the tenant in writing: "I've filed the L1 to protect the timeline. If full payment is received before the hearing, I'll withdraw the application."
- Keep the door open for payment but don't gamble on a promise.
VirtualPM Legal Shield handles the L1 filing window for you so you never lose your timeline to a promise. Book a free 15-minute consult.
1. **30-day rule.** You only have 30 days from the N4 termination date to file L1. Wait too long and you have to re-serve a fresh N4, adding 14+ more days.
2. **The L1 hearing is months out anyway.** Filing the L1 now doesn't prevent the tenant from paying before the hearing. If they pay in full before the hearing date, you withdraw the application. If they don't, you're months ahead.
The safer middle ground:
- File the L1 within the 30-day window.
- Reply to the tenant in writing: "I've filed the L1 to protect the timeline. If full payment is received before the hearing, I'll withdraw the application."
- Keep the door open for payment but don't gamble on a promise.
VirtualPM Legal Shield handles the L1 filing window for you so you never lose your timeline to a promise. Book a free 15-minute consult.
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