Ontario Landlords: A Complete Guide to the L2 Application for Ending a Tenancy (2025 Update)

The L2 Application to End a Tenancy and Evict a Tenant is one of the most complex and wide-ranging applications available under the Residential Tenancies Act, 2006 (RTA). Unlike the L1, which is strictly for non-payment of rent, the L2 covers all other lawful reasons a landlord may seek to end a tenancy, such as:

• Persistent late payment of rent
• Interference with reasonable enjoyment
• Damage to the rental unit
• Overcrowding
• Safety concerns
• Illegal acts
• Landlord's personal use
• Purchaser's own use
• Demolition or extensive renovations
• Misrepresentation of income in subsidized housing

Because the L2 allows eviction for many different grounds, accuracy and proper evidence are essential. Small errors in the notice or in the supporting documents can result in adjournments or dismissal at the Landlord and Tenant Board (LTB).

When an L2 Application Can Be Filed

Landlords may file an L2 after serving any one of several termination notices, depending on the situation. These include:

• N5 — Interference, damage, overcrowding
• N6 — Illegal acts or misrepresentation
• N7 — Serious issues such as safety risks or severe damage
• N8 — Repeated late payment of rent
• N11 — Agreement to end tenancy signed by the tenant
• N12 — Landlord's or purchaser's own use
• N13 — Demolition, repair, or conversion

The L2 is the application that follows the notice. The notice itself does not end the tenancy — only an LTB order can.

The L2 can only be filed after:

• The correct notice was served
• The correct notice period has passed
• The landlord intends to proceed with ending the tenancy

Each notice has different timelines and service rules, so landlords must verify the requirements carefully. [Source: RTA Various Sections]

What Must Be Included in an L2 Application

The L2 form requires detailed information, including:

1. Notice Served

You must attach:

• A copy of the termination notice (e.g., N5, N6, N8, N12)
• A properly completed Certificate of Service

2. Ground for Termination

Landlords must select the specific legal reason permitted under the RTA.

3. Evidence Supporting the Claim

Depending on the notice, this may include:

• Incident logs
• Photographs or video (where permitted)
• Police reports
• Repair invoices
• Contractor statements
• Witness statements
• Proof of landlord's intended use (for N12)
• Architect/engineer reports (for N13)

4. Tenancy Information

• Start date
• Rent amount
• Payment record
• Type of rental unit

5. Landlord's Requested Order

The landlord may request:

• Termination and eviction
• Compensation for damages
• Costs related to unpaid utilities
• Compensation payable under N12 or N13
• Any other monetary order permitted by the RTA

[Source: LTB L2 Application]

L2 Application Types Explained

1. N5-Related L2 (Interference, Damage, Overcrowding)

The tenant must usually be given:

• A 7-day correction period
• A second notice if the issue repeats

Evidence must prove:

• The issue occurred
• It was substantial
• The tenant failed to correct it (except in serious damage cases)

2. N6 L2 (Illegal Acts or Misrepresentation)

Covers:

• Illegal drug activity
• Fraud or misrepresentation affecting rent-geared-to-income housing
• Certain criminal activities on the property

These applications require strong supporting evidence.

3. N7 L2 (Serious Problems)

Used where the tenancy must end immediately or quickly due to:

• Safety concerns
• Severe damage
• Serious overcrowding situations

No correction period is required.

4. N8 L2 (Persistent Late Payment)

Applies when tenants habitually pay rent after it is due.

Evidence must include:

• A complete payment history
• Documentation showing repeated lateness

5. N12 L2 (Landlord's or Purchaser's Own Use)

Requires:

• Good-faith intention to move in
• The person moving in must be eligible under the RTA
• Compensation equal to one month's rent must be paid to the tenant

6. N13 L2 (Demolition, Repairs, Conversion)

Requires:

• Proper technical documentation
• 120-day notice period
• Compensation or right of first refusal (in some cases)

What Happens After Filing the L2

1. Hearing Scheduling

Most L2 hearings are held by videoconference.

2. Evidence Deadlines

Landlords must:

• Serve their evidence on the tenant
• File the same evidence with the LTB
• Meet all deadlines in the Rules of Procedure

3. The Hearing

The Member will assess:

• Whether the notice was valid
• Whether evidence supports the claim
• Whether the landlord acted in good faith
• Whether the tenant has a legal defence

4. Possible Orders

The LTB may issue:

• Eviction
• Conditional eviction
• Monetary order
• Dismissal
• Adjournment for further evidence

[Source: LTB Rules of Procedure]

Common Mistakes That Result in Dismissal

The most frequent L2 errors include:

• Incorrect or incomplete notice
• Wrong termination date
• Improper service of the notice
• Missing Certificates of Service
• Insufficient evidence
• Filing the L2 too early
• Failing to prove landlord's good-faith intention (N12)
• Missing required compensation (N12 or N13)

Even when the landlord is correct, procedural mistakes can stop the application.

When to Seek Professional Help

Because the L2 involves many types of termination notices, legal grounds, timelines, and evidentiary requirements, many landlords choose to get assistance with:

• Drafting the correct notice (N5, N6, N7, N8, N12, N13)
• Completing the L2 accurately
• Organizing evidence
• Preparing written submissions
• Attending the LTB hearing

Professional preparation helps avoid dismissals, delays, and repeat hearings. [Source: LTB Interpretation Guidelines]

Sources

1. Residential Tenancies Act, 2006 — Various Sections
   https://www.ontario.ca/laws/statute/06r17
2. LTB L2 Application
   https://tribunalsontario.ca/ltb/forms/
3. LTB Rules of Procedure
   https://tribunalsontario.ca/ltb/rules/
4. LTB Interpretation Guidelines
   https://tribunalsontario.ca/ltb/guidelines/
5. LTB Notices — N5, N6, N7, N8, N12, N13
   https://tribunalsontario.ca/ltb/forms/