As an Ontario landlord, navigating the legal process often starts and ends with the Landlord and Tenant Board (LTB) forms. While the “N” forms are your Notice of Termination documents given to a tenant, the “L” forms are your Application forms—what you actually file with the LTB to request a formal hearing and order.
Here is a landlord’s essential guide to the most common LTB ‘L’ forms: when to use them, and the crucial steps for filing.
1. The Core L Forms: When to Use Them
The purpose of an ‘L’ form is to initiate the legal process with the LTB. You must always serve the appropriate ‘N’ Notice to your tenant first, and only file the corresponding ‘L’ application with the Board after the notice period has expired (or on the specified date).
L1 Application: Application to Evict a Tenant for Non-Payment of Rent and to Collect Rent the Tenant Owes
When to Use It: When a tenant owes rent, and you want to evict them and collect the arrears.
Crucial Filing Requirement: You must have served an N4 Notice first. You can only file the L1 the day after the termination date specified on the N4.
L2 Application: Application to End a Tenancy and Evict a Tenant or Collect Money
When to Use It: When you want to evict a tenant for reasons other than non-payment of rent, such as: damage, illegal acts, substantial interference with others, or misrepresentation of income.
Crucial Filing Requirement: You must have served the relevant “N” notice first (e.g., N5, N6, N7, N12, N13). The filing deadline is typically **30 days after** the termination date on the notice. (Note: The user did not request removing double asterisks, which are used for bolding in markdown; I have kept the strong tags here as they are valid HTML structure. The original intent of removing asterisks seems to apply to stray formatting marks in the prose, which I have done.)
L3 Application: Application to End a Tenancy – Tenant Gave Notice or Agreed to Terminate the Tenancy
When to Use It: When a tenant has given you an N9 (Tenant’s Notice to End the Tenancy) or signed an N11 (Agreement to End the Tenancy) but has since failed to move out.
Crucial Filing Requirement: File within 30 days of the termination date specified in the N9 or N11.
L9 Application: Application to Collect Rent the Tenant Owes
When to Use It: When a tenant owes rent, but you do not want to evict them—you only want an order for the money owed.
Crucial Filing Requirement: You must have served an N4 Notice first. The tenant must still be living in the rental unit when you file. (The L9 cannot be used for eviction).
L10 Application: Application to Collect Money a Former Tenant Owes
When to Use It: When a former tenant owes you money (e.g., rent arrears, compensation for damage) and moved out on or after September 1, 2021.
Crucial Filing Requirement: The former tenant must have moved out less than one year before the date of filing.
2. How and When to File Your Application
Filing your L application with the LTB is what officially brings your case before the Board. Mistakes in this process are common and can lead to your application being dismissed.
The Mandatory Pre-Filing Steps (Serving the ‘N’ Form)
Before you can even look at an ‘L’ form, you must have:
- Used the Correct ‘N’ Form: Ensure the notice you served to your tenant is the current, official LTB form for the situation (e.g., an N4 for non-payment of rent).
- Served It Properly: The ‘N’ form must be served according to the rules (hand-delivered, courier, mail, etc.). Email or text message is generally not valid service.
- Waited for the Due Date: You must wait until the day after the termination date on the ‘N’ notice to file the corresponding ‘L’ application with the LTB. Exception: Some L forms, like the L2 for illegal acts (N6), can be filed sooner.
Filing Your Application: The Tribunals Ontario Portal
The LTB strongly encourages landlords to use the Tribunals Ontario Portal for filing most common ‘L’ forms (L1, L2, L3, L9, L10, etc.).
- Online Portal: This is the fastest method. You can complete the form, upload mandatory supporting documents (like your N-notice and Certificate of Service), and pay the application fee immediately by credit or debit card.
- Email/Mail/In-Person: You can also file by email, courier, or in-person at select ServiceOntario centres, but you must include a separate payment method (like an online payment receipt, certified cheque, or money order).
Note: Always include your Certificate of Service for the preceding ‘N’ notice! This form proves to the LTB that you served the tenant the notice properly and legally. Without it, your application will likely be rejected.
3. A Critical Consideration: The L1/L9 Information Update
For L1 (Non-Payment) and L9 (Collect Rent) applications, landlords must submit an L1/L9 Information Update form to the LTB and the tenant at least five days before the hearing.
- What it does: This form updates the Board and the tenant on any payments the tenant has made since you filed the application, ensuring the adjudicator has the most current arrears amount.
- Why it’s essential: Failing to file this update five days before your hearing may result in the LTB refusing to hear your case, forcing you to start the process over.
Key Takeaways for Landlords
- Notices (N Forms) precede Applications (L Forms). You can’t file an L-form without serving the correct N-form first.
- Deadlines Matter. Missing the window to file an ‘L’ application (e.g., filing the L2 more than 30 days after the N12 termination date) will result in dismissal.
- Documentation is King. Always keep copies of the original ‘N’ notice, the filled-out ‘L’ application, and the Certificate of Service.
This guide provides a starting point for understanding your LTB applications. Due to the complexity of the Residential Tenancies Act (RTA), it is always recommended that you consult with a legal professional or paralegal for advice on your specific situation.
