How to File an L1 Application Ontario — Non-Payment (2026)

The L1 Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes is the most commonly filed landlord application at the Ontario Landlord and Tenant Board. It is used after you have served an N4 Notice and the tenant has not paid the arrears or moved out. Bill 60 has changed several aspects of the L1 process — most notably the 50% arrears rule that limits when tenants can raise maintenance defences. Here is a detailed guide to filing and winning your L1 in 2026.

What Do You Need Before Filing an L1?

Step-by-Step Filing Process

Step 1: Serve and Wait on the N4

Serve the N4 with the correct termination date. Under Bill 60, the N4 now has a 7-day termination period (previously 14 days). Add 5 days if served by mail. If the tenant does not pay the full arrears or move out by the termination date, you can proceed to file the L1.

Step 2: Complete the L1 Application Form

Download the current L1 form from tribunalsontario.ca. Include your contact information (or representative's), all tenant names from the lease, the rental unit address, monthly rent amount, an itemized arrears breakdown, and whether you are seeking eviction, arrears, or both.

Step 3: Prepare the L1/L9 Information Update

The LTB requires this form with the most current arrears calculation. Since arrears continue to grow during the waiting period, this form must be updated again before the hearing.

Step 4: File Online

The LTB strongly recommends filing through its e-filing portal at tribunalsontario.ca. Online filing provides instant confirmation and gets your application into the queue faster. The filing fee is $208, payable by credit card online.

Step 5: Serve the Tenant

After filing, you must serve the tenant with a copy of the application and the Notice of Hearing (which the LTB provides). Complete another Certificate of Service for this step.

What Happens at the L1 Hearing?

Most L1 hearings are conducted via Zoom videoconference. The process typically follows this pattern:

1. Mediation offer: The LTB may offer mediation before the hearing. If both parties agree to a payment plan, the case can be resolved without a full hearing.
2. Landlord presentation: You present the notice, proof of service, and the current arrears amount (updated L1/L9 Information Update).
3. Tenant response: Under Bill 60, the tenant must pay 50% of arrears before raising maintenance issues (section 82 defence). The tenant may also request more time under section 83.
4. Adjudicator decision: The adjudicator may issue an order at the hearing or reserve the decision for a written order.

How Has Bill 60 Changed the L1 Process?

• 7-day N4 termination: The N4 notice period is now 7 days instead of 14, allowing landlords to file the L1 a full week sooner.
• 50% arrears rule: Tenants must pay 50% of outstanding arrears before they can raise maintenance issues as a defence. This was previously a common tenant tactic to reduce or delay eviction orders.
• 15-day appeal period: After the LTB issues an eviction order, the tenant has only 15 days to appeal (previously 30). This means landlords can file with the Sheriff sooner.

Common L1 Mistakes to Avoid

• N4 errors: Including non-rent charges (late fees, NSF charges) in the arrears amount, wrong termination dates, or missing tenant names can invalidate the entire application.
• Not updating arrears: Failing to bring a current arrears calculation to the hearing. The adjudicator needs the amount owed as of the hearing date.
• Missing the Certificate of Service: If you cannot prove how the notice was served, the application may be dismissed.
• Accepting partial payment incorrectly: Accepting partial payment after the N4 can complicate your application — consult a professional before accepting any payments.
• Not filing immediately: Every day between the N4 expiry and filing the L1 is added to your total wait time.

Our LTB application team files L1 applications daily for landlords across Toronto, Ottawa, and all of Ontario.

Frequently Asked Questions

Sources

• Residential Tenancies Act, 2006 (Ontario)
• Landlord and Tenant Board — L1 Application
• Bill 60 — Protecting Tenants and Strengthening Community Housing Act, 2024

Related Articles

• N4 Form Ontario — Non-Payment of Rent
• How to File an L2 Application Ontario
• Cost of Filing With the Landlord Tenant Board
• How to Collect Unpaid Rent After Tenant Leaves