Ontario Landlords: A Complete Guide to the L3 Application for Landlord's Own Use (2025 Update)

The L3 Application to End a Tenancy is used by Ontario landlords to obtain an eviction order when a rental unit is required for landlord's own use, an eligible family member, or a purchaser's own use following the sale of the property. This application is only filed after serving an N12 Notice under the Residential Tenancies Act, 2006 (RTA).

Because own-use evictions are frequently challenged and highly scrutinized by the Landlord and Tenant Board (LTB), landlords must prove good faith, proper service, compliance with compensation requirements, and an intention to personally occupy the rental unit for at least one full year.

When an L3 Application Can Be Filed

Landlords may file an L3 after:

1. Serving the tenant with an N12 Notice, AND
2. Providing the required compensation equal to one month's rent, AND
3. Waiting until the legally required notice period has passed.

The L3 cannot be filed early. The termination date must comply with RTA section 48 and depend on the tenant's payment schedule (e.g., monthly tenancy requires 60 days' notice).

The L3 may be filed for:

• Landlord's own use
• Spouse's use
• Child or parent's use
• Caregiver for landlord or family member
• Purchaser's own use (with a firm agreement of purchase and sale)

Requirements for a Valid N12 before Filing L3

To succeed on an L3, the N12 Notice must meet all legal criteria. It must include:

• Correct termination date
• Proper legal reason for ending the tenancy
• Eligible person who will occupy the unit
• A clear statement of good faith intention
• Compensation equal to one month's rent paid to the tenant
• Proper service and a completed Certificate of Service

If the N12 is defective, the L3 will fail — even if the landlord is acting in good faith.

Good Faith Requirement Explained

The LTB will only grant an L3 if the landlord proves:

• A genuine intention to personally occupy the unit
• A plan to live there for at least one year
• That the person moving in belongs to the eligible category
• That the eviction is not for improper purposes (e.g., retaliatory eviction)

Evidence that supports good faith may include:

• Personal statements
• Moving plans
• Employment or school relocation information
• Closing documents for home purchase
• Termination of other accommodation
• Arrangements for services (e.g., caregiver moving in)

Failure to prove good faith is one of the most common reasons L3 applications are dismissed.

Filing the L3 with the LTB

The L3 may be filed:

• Online through the LTB e-File Portal
• By mail or courier
• In person at certain courthouse counters

When filing, landlords must provide:

• Completed L3 application
• Copy of the N12
• Certificate of Service
• Proof of compensation paid
• Agreement of purchase and sale (if applicable)
• Filing fee

The LTB will then issue:

• An L3 package, and
• A Notice of Hearing

Both documents must be served on the tenant.

Evidence to Prepare for the Hearing

Because own-use applications are heavily contested, landlords should compile strong evidence, such as:

• Identification of the person moving into the unit
• Written statements explaining intention and need
• Closing documents if the property was sold
• Lease for current residence (if ending)
• Proof the compensation was paid
• Proof that the unit is genuinely required (e.g., downsizing, family care, medical need)
• Any third-party documentation supporting the move

The more consistent and organized the evidence, the stronger the case.

What Happens at the Hearing

At the hearing, the LTB Member will examine:

• Whether the N12 was properly completed
• Whether the notice was properly served
• Whether the required compensation was paid
• Whether the landlord's stated intention is credible
• Whether the eligible person is permitted under the RTA
• Whether the tenant has a defence (e.g., bad faith, improper motive)

If satisfied, the LTB may grant an eviction order with a termination date often aligned with the tenant's move-out needs.

Common Reasons L3 Applications Are Denied

Many L3s fail due to:

• Incorrect termination date
• Wrong person listed on the N12
• Failure to pay the required one-month compensation
• Poorly drafted N12 Notice
• Lack of evidence proving intention to move in
• Conflicting explanations from the landlord
• Indications of bad faith or ulterior motives
• Missing Certificate of Service

Own-use cases require precision — errors can cause months of delay.

When to Seek Professional Assistance

Professional support is often recommended for N12/L3 cases due to:

• High dismissal rates
• Complexity of evidence required
• Strict interpretation of "good faith"
• Frequent tenant challenges
• Compensation and service requirements

A correctly prepared L3 increases the likelihood of obtaining an eviction order efficiently and without adjournments.