Ontario Landlords: A Complete Guide to the L6 Application for Collecting Rent Owed by a Current Tenant (2025 Update)

The L6 Application allows Ontario landlords to ask the Landlord and Tenant Board (LTB) for a monetary order against a tenant who still lives in the rental unit. Unlike the L1 (which seeks eviction for non-payment of rent), the L6 is used only to collect money owed, not to end the tenancy.

This application is helpful in situations where the landlord wants to recover unpaid rent, unpaid utilities, NSF charges, or compensation permitted under the Residential Tenancies Act, 2006 (RTA) without seeking an eviction order.

When an L6 Application Can Be Filed

Landlords may file an L6 if:

• The tenant is still living in the unit
• The tenant owes money under the tenancy
• The landlord is not seeking eviction at this time

The L6 can claim amounts such as:

• Unpaid rent
• Unpaid utility costs the tenant is responsible for
• NSF charges
• Replacement of keys or security devices (if tenant failed to return them)
• Compensation permitted under RTA section 86, 87, or 89

The L6 cannot be used for:

• Eviction
• Damages to the rental unit
• Claims after the tenant moves out (use the L5 instead)
• Illegal charges not permitted under the RTA

The L6 is strictly for collecting money from a current tenant.

What the L6 Application Can Recover

1. Rent Arrears

Any rent owing up to the filing date.

2. NSF Fees and Administrative Costs

If permitted under the tenancy agreement or by law.

3. Utility Charges

Only if:

• The tenant is legally responsible, and
• The landlord provides proof of the amounts owed.

4. Replacement Costs

Such as:

• Keys
• Fobs
• Security devices

5. Other Amounts Allowed by the RTA

For example:

• Compensation when tenant provides false information (RTA s. 201)

Evidence Required for the L6

The LTB expects detailed documentation, including:

• A rent ledger showing arrears
• Copies of the tenancy agreement
• Utility bills
• Bank records or payment receipts
• Notices provided to the tenant (if any)
• Communication records concerning payment arrangements
• NSF documentation
• Any applicable lease clauses

The L6 requires clear evidence because the landlord is seeking a monetary order without seeking an eviction.

Filing the L6 Application

The L6 may be filed:

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

When filing, landlords must include:

• Completed L6 form
• All supporting documents
• Filing fee

Once submitted, the LTB will issue a Notice of Hearing and a copy of the L6 application.

Serving the Application

The landlord must properly serve the tenant with:

• The L6 application
• The Notice of Hearing
• All evidence being relied upon

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

What Happens at the Hearing

At the hearing, the LTB Member will examine:

• Whether the tenant owes the amounts claimed
• Whether the landlord's evidence supports the claim
• Whether the charges are permitted under the RTA
• Whether the tenant has any valid defence (e.g., incorrect amounts, repair disputes)

The Member may issue:

• A monetary order for the full amount
• A reduced award if evidence is incomplete
• A dismissal if the landlord has not proven the claim

A monetary order from an L6 can be enforced through Small Claims Court, wage garnishment, or writs if the tenant later moves out.

Common Mistakes That Lead to Rejection

Landlords often lose L6 cases due to:

• Incomplete or inaccurate rent ledgers
• Claiming money not allowed under the RTA
• Lack of proof the tenant is responsible for utilities
• Missing documentation for NSF fees
• Poorly organized evidence
• Incorrect filing when the tenant has already moved out (should use L5 instead)

Thorough preparation is essential for a successful L6 application.

When to Seek Assistance

Landlords often seek help with L6 applications when:

• Arrears span multiple months
• Utilities or variable charges are involved
• NSF fees have accumulated
• The tenant disputes the amounts owed
• The landlord wants to prepare for future enforcement
• Documentation is incomplete or disorganized

Professional preparation ensures accurate evidence and strong presentation at the hearing.