Built by a former Ontario paralegal who saw too many cases tossed for
a fatally flawed N4.

Why I built this

I was a licensed Ontario paralegal from October 1990 to March 2024 — 33+ years in the trenches, primarily on Provincial Offences Act files (traffic, HTA, regulatory charges) with a steady stream of criminal defence and regulatory discipline work alongside it. LTB matters weren’t my day-to-day practice, but they were a regular ask: small landlords I knew from the POA bar would pull me in to help navigate an N4 → L1 → hearing path, leaning on my LL.B. and LL.M. training to read the RTA the way an adjudicator reads it.

The pattern I kept seeing was the same every time: landlords who had the receipts, had the dates, had the right answer on the merits — and lost or got delayed at the LTB because the paperwork was sloppy. Not because they were wrong. Because their ledger was a spreadsheet, their N4 was hand-typed, and their L1 didn’t tie back to the N4 cleanly.

Software solves this. Most property-management software wasn’t written with the LTB in mind — it was written for California or Texas or New York. I wanted one built around the way Ontario actually works: the 14-day arrears clock, the deemed-service rules, the RTA definitions, the forms the LTB will actually accept.

What it does today

LPM is a complete operations + LTB + tax stack for Ontario residential landlords. The full feature surface, grouped:

Ledger + tenancy operations

• ■ Perfect rent ledger per tenancy, exportable to PDF with immutable snapshots on demand.
• ■ Monthly rent accrual on autopilot; daily payment reminders to late tenants.
• ■ Tenant portal: read-only ledger, payment receipts, maintenance request submission.
• ■ Property Manager role: manage multiple landlords from one login with a portfolio roll-up.
• ■ Bulk CSV rent-roll import with dry-run preview — onboard a 30-door portfolio in minutes.

LTB form library — fully shipped

• ■ N4 auto-drafted on the official Tribunals Ontario PDF the moment a tenancy falls into arrears, with a Schedule A appendix walking the adjudicator through every dollar. Auto-withdraws if the tenant pays.
• ■ N1 rent-increase notice with the 90-day clock, 12-month rule, and guideline cap enforced. Auto-applies on the effective date with email confirmation.
• ■ N5 / N7 / N8 / N12 / N13 — all official Tribunals Ontario forms, with a Schedule appendix attached.
• ■ L1 / L2 / L5 / L9 — all four application types, with reason checkboxes auto-routed from the upstream notice.
• ■ Certificate of Service — sworn proof of service for all 10 servable documents, mapped to the LTB’s 9 service-method radio buttons.
• ■ Move-In Declaration — sworn affidavit (RTA s.71.1) required for any L2 based on an N12, with full Bill 184 language baked in.
• ■ Email-service consent capture per tenancy (RTA Rule A6 / Ontario Standard Lease s.3 compliant).
• ■ Anniversary reminder email 30 days before your N1 serve-by date with one-click actions: auto-generate, I’ll handle it, skip this year.

Taxes

• ■ Track every expense against CRA T776 line items as you incur it.
• ■ Receipt OCR: upload a photo or PDF, Claude extracts vendor / date / amount / GST / category in seconds.
• ■ Annual T776 generator on the populated official CRA form, per-property or portfolio-scope, with a Schedule appendix listing every transaction.
• ■ CCA (depreciation) tracking with CRA half-year rule baked in — flows automatically to T776 line 9936.
• ■ Year-end audit pack — one zip with portfolio cover, every T776, every receipt, every ledger snapshot, ready to email your accountant.

Operations

• ■ Maintenance tickets: tenant submits, landlord triages, RTA s.20 emergency 24-hour clock enforced, costs auto-log to T776 line 8960 on close.
• ■ Unified Notice library: every notice and application in one filterable inbox.
• ■ Forms catalog: every LTB form LPM generates in one reference grid.
• ■ Monthly LPM newsletter: Ontario landlord news, RTA updates, tax-time reminders.

What’s coming next

Stripe subscription billing flips live this week so the $5/door meter and the metered $5/notice over-cap charges start running. The WeServePapers integration ships next — one-click handoff to a process server with a 20% LPM-customer discount. Oversight Intelligence skip-trace integration after that.

And a commercial landlord module is fully planned: strip-plaza / mixed-use / small-office support with CAM reconciliation, certificate-of-insurance tracking, renewal-option reminders, and rent escalations. Builds inside the same LPM platform once the residential side has a few months of production miles on it.

What we will never do

Your rent never moves through our platform. Tenants pay you directly — Interac, EFT, cheque, cash, whatever you already use — and we just record it. We don’t take a cut of your rent and we don’t hold your money. The only money that touches our Stripe account is your subscription to use the platform.

Who’s behind it

Landlord Property Manager is a Division of Alfano Technologies Inc., an Ontario corporation. Registered office: 294 Ottawa Street North, Hamilton ON L8H 3Z9. Sole director: Frank Alfano.

Frank Alfano, LL.B., LL.M. — LL.B. (University of London), LL.M. (Osgoode Hall). Former Licensed Ontario Paralegal (LSO P1), October 1990 to March 2024. Practice was primarily Provincial Offences Act (traffic, HTA, regulatory) with criminal defence and regulatory discipline work, plus LTB matters drawn into through the paralegal network and the academic legal training above. Now building software in Ontario for landlords and the paralegals who help them.