Ontario Landlords: A Complete Guide to the A2 Application for Additional Rent and Charges (2025 Update)

The A2 Application – Application About Additional Rent or Charges is used when a landlord or tenant disputes whether certain charges demanded or collected under the tenancy are lawful under the Residential Tenancies Act, 2006 (RTA).

This application helps resolve disagreements about:

Additional rent
Service or facility charges
Illegal fees
Rent discounts
Rent increases not approved by law
Charges for utilities or services
Any amount claimed that may violate the RTA's rent rules

An A2 allows the Landlord and Tenant Board (LTB) to review the charges and determine whether they are legal, excessive, or improperly applied.

When an A2 Application Can Be Filed

Either the landlord or tenant may file an A2.

A tenant may file if a landlord:

Collected or attempted to collect illegal rent increases
Charged for services not permitted (e.g., administrative fees)
Charged extra for parking, storage, or utilities without legal authority
Applied a rent increase above the guideline without LTB approval
Charged deposits other than last month's rent (e.g., key deposits beyond the legal amount)
Added unlawful "late fees" or "processing fees"
Increased rent without proper written notice

A landlord may file if a tenant:

Disputes lawful additional charges
Refuses to pay for utilities or services they are contractually responsible for
Disputes lawful charges related to facilities
Fails to pay amounts levied in accordance with an approved Above Guideline Increase (AGI)

The A2 is used for determining what amount, if any, may be lawfully charged or collected.

What Charges the A2 Application Covers

The A2 can address disputes involving:

1. Additional Rent

Amounts added to the legal rent, such as:

Parking
Air conditioning surcharges
Storage fees
Extra occupant fees (usually illegal)

2. Service or Facility Charges

Fees for:

Laundry
Amenities
Utilities
Cable/internet (if included in tenancy agreement)

3. Illegal Charges

Examples include:

Application fees
Administrative fees
Late fees
Key deposits above the lawful limit
"Maintenance fees" demanded by landlords
Charges for basic repairs (normally landlord's responsibility)

4. Rent Increases

The A2 can resolve:

Improper rent increases
Above Guideline Increase disputes
Retroactive charges
Incorrect notice periods

5. AGI-Linked Charges

For landlords:

Confirming lawful AGI amounts
Resolving tenant challenges

Evidence Required for an A2 Application

The LTB expects clear, organized evidence, such as:

Tenancy agreement
Notices of rent increase (N1 or N2)
Written communications or demands
Receipts or invoices for disputed charges
Ledger showing amounts collected
Utility invoices
Parking agreements
Service contracts
Screenshots of text or email communications
Proof of payments made by the tenant

Accurate evidence is essential for determining what amounts are lawful.

Filing the A2 Application

The A2 can be filed through the LTB e-File Portal, by mail or courier, or in person (limited locations).

Applicants must include:

Completed A2 form
All supporting documents
Filing fee (if required)
Full contact details for all parties

After filing, the LTB will issue a Notice of Hearing.

Serving the Other Party

The applicant must serve the opposing party with:

A copy of the A2 application
Notice of Hearing
All evidence being used

Service must follow RTA section 191 and the LTB Rules of Procedure.

Accepted methods include:

Hand delivery
Mail or courier
Email (only if written consent exists)

What Happens at the A2 Hearing

At the A2 hearing, the LTB Member will examine:

Whether the charges are lawful under the RTA
Whether the landlord properly notified the tenant
Whether the tenant agreed to optional fees
Whether rent increases were valid and properly delivered
Whether charges relate to services actually provided
Whether the charges are reasonable and supported by evidence

The LTB may order:

Repayment of illegal charges
Modification of the legal rent
Validation of lawful charges
Discontinuation of certain fees
Adjustments to rent increases
Payment of outstanding lawful amounts

Common Mistakes That Lead to A2 Problems

Mistakes often include:

Charging illegal fees
Missing written consent for optional services
Improper rent increase notices
Claiming charges not permitted under the RTA
Lack of receipts or documentation
Charging tenants for repairs or maintenance

Tenants and landlords should be familiar with RTA rent rules to avoid these issues.

When to Seek Professional Assistance

The A2 can be complex, especially when:

Utilities are mixed between tenants
Multiple charges are disputed
Rent increases exceed the guideline
Conflicting documents exist
Landlord or tenant has poor records
AGI (Above Guideline Increase) calculations are involved

Professional guidance helps ensure evidence is complete and the case is presented effectively.

Sources

This article is for informational purposes only and does not constitute legal advice.