The Landlord and Tenant Board (LTB) is Ontario's administrative tribunal responsible for resolving disputes between landlords and tenants under the Residential Tenancies Act, 2006. For landlords, the LTB is the only legal avenue to obtain an eviction order, recover unpaid rent, approve above guideline rent increases, or address serious tenant conduct issues. Understanding how to navigate the LTB process — and how to avoid the mistakes that lead to dismissed applications — is essential for protecting your investment.
Ontario Eviction Services specializes in preparing and filing LTB applications on behalf of landlords across the province. We ensure your application is complete, accurate, and positioned for the best possible outcome at the hearing.
Complete Guide to LTB Application Types
The LTB provides specific application forms for different situations. Using the wrong form, completing it incorrectly, or submitting it with missing documentation will result in delays or outright dismissal. Below is a comprehensive table of all landlord application types:
| Application | Purpose | Filing Fee | Required Notice | Common Use Case |
|---|---|---|---|---|
| L1 | Eviction for non-payment of rent + collect arrears | $208 | N4 | Tenant has not paid rent and N4 notice period has expired |
| L2 | Eviction for other grounds (all non-rent reasons) | $208 | N5, N6, N7, N8, N12, N13 | Personal use, illegal activity, interference, damage, demolition |
| L3 | Tenant gave notice or agreed to terminate | $208 | N9 or N11 | Tenant signed agreement to leave but has not vacated |
| L4 | Tenant failed to meet conditions of a previous order | $208 | None (previous order) | Tenant defaulted on an LTB-ordered payment plan |
| L5 | Increase rent above the guideline for a care home | $208 | N/A | Care homes seeking increases beyond the guideline |
| L6 | Review of a provincial work order | $208 | N/A | Landlord challenging a work order issued by a municipality |
| L7 | Transfer a tenant to a care home or appropriate facility | $208 | N/A | Tenant requires care beyond what the unit provides |
| L8 | Sublet or assignment dispute | $208 | N/A | Tenant sublet or assigned without landlord consent |
| L9 | Collect rent owed (tenant already moved out) | $208 | None | Former tenant owes rent; must file within 1 year of vacancy |
| L10 | Collect NSF cheque charges or administration charges | $208 | None | Tenant's cheque bounced; recover $20 per NSF cheque |
| A1 | Above guideline rent increase | $208 | N/A | Capital expenditures, tax increases, security cost increases |
L1 — Eviction for Non-Payment of Rent (Most Common)
The L1 is the most commonly filed landlord application at the LTB. It is used when a tenant has failed to pay rent and the N4 notice period has expired without the tenant paying the outstanding amount. The L1 requests both an eviction order and an order for the tenant to pay the rent arrears.
- Filing fee: $208
- Required notice: N4 (14-day notice period)
- Evidence needed: Copy of lease, rent ledger showing arrears, proof of N4 service, Certificate of Service
- Update requirement: You must update the rent arrears amount to include all rent owing up to the hearing date
At the hearing, the adjudicator will verify that the N4 was properly served and completed. If the notice is deficient, the application may be dismissed regardless of the merits. The adjudicator will also consider section 83 of the RTA, which allows relief from eviction in certain circumstances.
L2 — Eviction for Other Reasons
The L2 is used for all other grounds of eviction, including personal use (N12), persistent late payment (N8), illegal activity (N6), and substantial interference with reasonable enjoyment (N5). Each ground requires the corresponding notice form to have been properly served before the L2 can be filed.
- Filing fee: $208
- Required notice: Varies by ground (N5, N6, N7, N8, N12, N13)
- Evidence needed: Notice served, Certificate of Service, evidence supporting the specific ground (photographs, witness statements, police reports, affidavits)
L2 hearings tend to be more complex than L1 hearings because the tenant often disputes the underlying facts. Thorough evidence preparation is critical for success.
L9 and L10 — Collecting Money Owed
L9 — Collect Rent Owed After Move-Out
Filed when the tenant has already moved out but still owes rent. This application does not seek eviction, only a monetary order for the unpaid rent. The L9 must be filed within one year of the tenant vacating. The order can then be enforced through Small Claims Court or through collections.
L10 — NSF Cheque Charges
Filed to recover $20 per NSF cheque the tenant has written, plus any bank charges the landlord incurred. This is a separate application from the L1 and requires its own $208 filing fee.
How to File with the LTB — Step by Step
- Serve the correct notice to your tenant and retain proof of service (Certificate of Service form)
- Wait for the notice period to expire — do not file before the notice period ends or the application will be dismissed
- Complete the appropriate application form with all required information and supporting documents, including rent ledgers, the notice, and the Certificate of Service
- Submit the application online through the Tribunals Ontario portal, or by mail/fax. Electronic filing is strongly recommended for faster processing
- Pay the filing fee of $208
- Receive a Notice of Hearing from the LTB with the date, time, and video conference link
- Serve the tenant with a copy of the application, all supporting documents, and the Notice of Hearing
- Prepare your evidence package — organize rent ledgers, notices, certificates of service, photographs, and any other supporting documents
- Attend the hearing and present your evidence to the adjudicator
Filing Tip: Use the Online Portal
The Tribunals Ontario e-filing portal is the fastest way to submit your application. Applications filed online are processed more quickly than those sent by mail or fax. Ontario Eviction Services uses electronic filing for all applications to minimize wait times. The portal also allows you to track your application status and receive hearing notifications electronically.
What to Expect at the LTB Hearing
Most LTB hearings are now conducted via video conference through the Tribunals Ontario portal. Hearings typically last 15 to 45 minutes, depending on complexity and whether the tenant disputes the application. Here is what to expect:
At the hearing, the landlord (or their representative) must:
- Confirm the details of the application, including the rental unit address and tenant name(s)
- Present evidence — rent ledgers, copies of notices served, the Certificate of Service, photographs, correspondence, and any other supporting documentation
- Update the arrears amount to include all rent owing up to the hearing date (for L1 applications)
- Respond to any claims or defences raised by the tenant, including section 83 relief arguments
- Answer questions from the adjudicator
The adjudicator will issue a written order, usually within a few days of the hearing. If the eviction is granted, the order will specify the date by which the tenant must vacate (typically 11 days for standard orders). If the tenant does not leave by that date, the landlord can file the order with the Sheriff for enforcement.
LTB Filing Fees and Costs — Complete Reference
| Application | Purpose | Fee | Recoverable? |
|---|---|---|---|
| L1 | Non-payment of rent eviction + arrears | $208 | Yes — adjudicator can order tenant to pay |
| L2 | Eviction for other grounds | $208 | Yes — if eviction is granted |
| L3 | Tenant gave notice or agreed to end | $208 | Yes |
| L4 | Tenant failed to meet conditions | $208 | Yes |
| L9 | Collect rent owed (former tenant) | $208 | Yes |
| L10 | Collect NSF cheque charges | $208 | Yes |
| A1 | Above guideline rent increase | $208 | No — cost of doing business |
| Sheriff Enforcement | Physical eviction enforcement | $400 - $600 | May be included in LTB order |
Common Reasons LTB Applications Are Dismissed
Many landlord applications are dismissed due to preventable errors. The most common mistakes include:
- Wrong notice form — Using an N4 when an N5 is required, or vice versa. Each ground for eviction has a prescribed notice form that must be used
- Incorrect dates — Termination dates that do not align with the required notice period or do not fall on the correct day (some notices require the termination date to be on the last day of a rental period)
- Improper service — Not serving the notice using an approved method or not retaining proof of service through a Certificate of Service form
- Filing too early — Submitting the LTB application before the notice period has fully expired
- Missing information — Incomplete application forms, missing rent ledgers, or insufficient evidence to support the claimed ground for eviction
- Wrong amounts on N4 — Including late fees, NSF charges, or utility arrears on an N4 notice, which only allows lawful rent to be claimed
- N12 compensation not paid — For personal use evictions, the one month's rent compensation must be paid before the termination date on the N12 notice
Ontario Eviction Services eliminates these risks by ensuring every notice and application is prepared to LTB standards before submission. Our error rate on filings is near zero because we review every document against the RTA requirements.
LTB Mediation Services
The LTB offers mediation at most hearings. If both the landlord and tenant agree, a mediator helps negotiate a binding agreement that can be faster and less adversarial than a full hearing. Mediated agreements can include payment plans, behavioural conditions, or agreed-upon termination dates.
While mediation can be beneficial in some cases, landlords should be cautious about agreeing to extended payment plans that allow the tenant to remain in the unit without guarantees. Ontario Eviction Services advises landlords on whether mediation is in their best interest based on the specific facts of the case.
After the Hearing: Enforcement and Next Steps
If the LTB issues an eviction order, the process does not end there. Here is what happens after the hearing:
- Receive the order — The adjudicator issues a written order, typically within a few business days of the hearing
- Tenant vacates voluntarily — If the tenant leaves by the specified date, the eviction is complete
- File with the Sheriff — If the tenant does not leave, the landlord files the eviction order with the Court Enforcement Office (Sheriff) and pays the enforcement fee of $400 to $600
- Sheriff enforcement — The Sheriff schedules an enforcement date and physically removes the tenant from the unit
- Recover arrears — If the LTB ordered the tenant to pay rent arrears, the landlord can enforce the order through Small Claims Court or collections
LTB Services for Property Managers
Property management companies managing multi-unit residential buildings file LTB applications regularly. Ontario Eviction Services offers bulk filing services with portfolio-level tracking and reporting. We handle the entire process from notice preparation through hearing attendance and enforcement coordination, allowing property managers in Toronto, Mississauga, Ottawa, and across Ontario to focus on managing their properties.