How to File an L2 Application Ontario — Other Reasons (2026)

Q: How long does an L2 hearing take to schedule?

L2 hearings typically take 6-12 months to schedule depending on the ground and region. N7 safety cases may be expedited. The LTB backlog of 53,000+ cases contributes to these delays.

By Ontario Eviction Services Team | Updated May 24, 2026

The L2 Application to End a Tenancy and Evict a Tenant is used for all eviction grounds other than non-payment of rent (which uses the L1). This includes evictions for tenant behaviour, landlord's own use, renovation, illegal activity, and more. The L2 is more complex than the L1 and requires stronger evidence. With Bill 60 reducing appeal timelines to 15 days and the LTB adding adjudicators, L2 processing is gradually improving.

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                    Filing fee: $208 as of 2026.
Filing deadline: Within 30 days of the termination date on the notice.
Wait time: 6-12 months for hearing (varies by ground and region).
Appeal period: 15 days under Bill 60 (previously 30).
Key difference from L1: Requires stronger evidence and the correct notice form for your specific ground.

                

Which Notice Triggers an L2 Application?

Notice Form	Eviction Ground	RTA Section	Notice Period	Key Requirement
N5 (2nd)	Interference, damage, overcrowding	Sections 62, 64, 67	14 days	2nd N5 within 6 months of 1st
N6	Misrepresentation of income (subsidized)	Section 60	20 days	Subsidized housing only
N7	Serious damage, illegal activity, safety	Sections 61, 63, 66	10 days or immediate	Single notice sufficient
N8	Persistent late payment	Section 58	End of term (min 60 days)	Pattern of lateness documented
N12	Landlord's own use or purchaser	Sections 48, 49	60 days	1 month compensation; affidavit
N13	Demolition, renovation, conversion	Section 50	120 days	Building permits; 3 months comp

Step-by-Step L2 Filing Guide

Step 1: Verify Your Notice Was Correct

Before filing, confirm your notice used the correct form for your situation, had the proper termination date and notice period, was properly served with a completed Certificate of Service, and that any required compensation was paid by the deadline (N12, N13).

Step 2: Complete the L2 Form

Identify the specific notice served, the grounds for eviction, and any remedies you are seeking (eviction, compensation, or both). Be thorough and accurate — errors result in dismissal.

Step 3: Prepare Your Evidence Package

L2 hearings require more evidence than L1 hearings. Prepare all notices served, Certificates of Service, incident reports with dates and times, photographs or video, witness statements, police reports, repair estimates, building permits (N13), affidavits of intent (N12), and proof of compensation payment.

Step 4: File and Pay

File through the LTB's e-filing portal. The filing fee is $208. Include all supporting documents.

Step 5: Serve the Tenant

Serve the tenant with the application, supporting documents, and the Notice of Hearing. Complete another Certificate of Service.

How Has Bill 60 Affected L2 Applications?

15-day appeal period: After the LTB grants an eviction order, tenants have only 15 days to appeal, speeding up the path to enforcement.
More adjudicators: 133 LTB adjudicators (81 full-time, 52 part-time) means L2 hearings should be scheduled somewhat faster.
Streamlined procedures: Some L2 matters may be resolved through written submissions, reducing hearing time.

Common Mistakes to Avoid

Wrong notice form: Using an N5 when an N7 is appropriate (or vice versa) wastes months and requires starting over.
Missing the 30-day filing deadline: The L2 must be filed within 30 days of the termination date on the notice.
Insufficient evidence: Vague claims like "the tenant is a problem" will not succeed. Provide specific dates, times, and detailed descriptions.
Not bringing witnesses: Third-party witnesses (neighbours, police, building staff) are far more credible than the landlord alone.
Ignoring section 83: Adjudicators consider the tenant's circumstances when deciding whether to grant eviction. Address this proactively in your presentation.

Our LTB application team handles complex L2 cases for landlords across Toronto, Mississauga, and all of Ontario.

Frequently Asked Questions

What is an L2 application in Ontario?

The L2 Application to End a Tenancy and Evict a Tenant is used for all eviction grounds other than non-payment of rent. This includes behaviour issues (N5), serious damage or illegal activity (N7), landlord's own use (N12), renovation (N13), and persistent late payment (N8).

How much does an L2 application cost?

The L2 filing fee is $208 as of 2026. This is the same fee regardless of which eviction ground you are pursuing.

How long do I have to file an L2 after serving a notice?

You must file the L2 within 30 days of the termination date on the notice. Missing this deadline means you must serve a new notice and start over.

What evidence do I need for an L2 application?

Evidence depends on the ground: incident reports and witnesses for N5/N7, police reports for illegal activity, building permits for N13, affidavits and compensation proof for N12. All L2s require the notice and Certificate of Service.

How long does an L2 hearing take to schedule?

L2 hearings typically take 6-12 months depending on the ground and region. N7 safety cases may be expedited. The LTB backlog of 53,000+ cases contributes to delays.

Sources

Residential Tenancies Act, 2006 (Ontario)
Landlord and Tenant Board — L2 Application
Bill 60 — Protecting Tenants and Strengthening Community Housing Act, 2024

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