Ontario Landlords: A Complete Guide to the L9 Application for Collecting Rent Only (2025 Update)

The L9 Application to Collect Rent Only is a streamlined process offered by the Landlord and Tenant Board (LTB) for Ontario landlords seeking a monetary order for unpaid rent, without requesting an eviction. It is available under the Residential Tenancies Act, 2006 (RTA) and is designed to help landlords recover rent arrears quickly and efficiently while the tenant continues to live in the rental unit.

The L9 differs from the L1 and L6 applications because it is strictly limited to rent arrears only — nothing else can be included.

When an L9 Application Can Be Filed

Landlords may file an L9 when:

• The tenant still lives in the rental unit
• The landlord wants to collect rent arrears only
• The landlord does not wish to end the tenancy
• There are no claims related to damages, utilities, NSF fees, or other charges

The L9 is often used when:

• The tenant has fallen behind but is still cooperative
• The landlord wants a formal monetary order for enforcement later
• Eviction is not desired at this stage
• The landlord plans to enforce the order later (e.g., garnishment)

What the L9 Application Can Recover

The L9 allows landlords to recover:

1. Rent arrears up to the date of filing

This must be supported by a:

• Rent ledger
• Payment history
• Tenancy agreement showing rent amounts

2. The LTB filing fee

The landlord may request reimbursement of the application fee as part of the monetary order.

Evidence Required for an L9 Application

Although the L9 is simpler than other monetary applications, the LTB still requires:

• A complete rent ledger showing:
  • Rent due
  • Amount paid
  • Balance owing
• Copy of the tenancy agreement
• Any record of partial payments
• Proof the tenant actually occupies the unit
• Proof of lawful rent amount

Missing or disorganized documentation may cause delays or dismissal.

Filing the L9 with the LTB

The L9 can be filed:

• Through the LTB e-File Portal
• By mail or courier
• In person (limited locations)

When filing, landlords must include:

• Completed L9 form
• All supporting evidence
• Filing fee

Once accepted, the LTB will issue a Notice of Hearing.

Serving the Tenant

Landlords must serve the tenant with:

• The L9 application
• The Notice of Hearing
• All evidence intended for use

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

Accepted methods include:

• Hand delivery
• Mail or courier to the unit
• Email only if tenant consented in writing

Landlords should keep proof of service for the hearing.

What Happens at the Hearing

At the L9 hearing, the LTB Member will evaluate:

• Whether rent arrears are accurate
• Whether the rent is lawful under the RTA
• Whether any payments were omitted
• Whether the ledger supports the claim
• Whether any tenant defences apply (e.g., maintenance issues, overpayment claims)

If satisfied, the LTB may issue:

• A monetary order
• An order requiring future payments
• A partial award (if evidence is insufficient)
• A dismissal (if the landlord cannot prove the arrears)

After the L9 Order Is Issued

An L9 monetary order may be enforced through:

• Small Claims Court filing
• Wage garnishment
• Bank account garnishment
• Writs of seizure and sale

The tenant is not evicted by an L9, but the landlord gains formal legal tools to collect unpaid rent.

Common Mistakes That Lead to L9 Dismissals

Landlords often make errors such as:

• Including non-rent charges (utilities, damages, NSF fees)
• Filing when tenant has already vacated (should use L5 instead)
• Inaccurate ledgers
• Missing proof of rent amounts
• Including rent not yet due
• Using incorrect rent amounts following rent increases

A precise rent ledger is essential.

When to Seek Professional Assistance

Professional guidance can help landlords:

• Prepare accurate rent ledgers
• Correctly complete the L9
• Avoid including prohibited charges
• Serve documents properly
• Present evidence clearly at the hearing

Proper preparation leads to faster decisions and reduces risk of dismissal.

Sources

1. Residential Tenancies Act, 2006 — Sections 87–89
2. Landlord and Tenant Board — L9 Application
3. LTB Rules of Procedure
4. LTB Interpretation Guidelines