Ontario Landlords: How to File L1 and L2 Applications with the LTB (2025 Guide)

Two of the most frequently filed applications with the Landlord and Tenant Board (LTB) are:

• L1 Application to Evict a Tenant for Non-Payment of Rent and to Collect Rent the Tenant Owes
• L2 Application to End a Tenancy and Evict a Tenant for Other Reasons

These applications form the foundation of most landlord enforcement actions.

Filing an L1 or L2 must be done correctly to avoid delays, adjournments, or dismissal.

This guide explains how to properly issue an L1 or L2, what documents you need, and common pitfalls to avoid.

When to File an L1 Application

The L1 is used when:

• The tenant owes rent
• An N4 Notice was served correctly
• The notice period has expired
• The tenant has not paid in full

The L1 allows landlords to request:

• Eviction
• A monetary order for arrears
• NSF fees (if proper proof exists)
• Ongoing daily rent to the hearing date

If the tenant pays in full before the hearing, the L1 may be dismissed.

When to File an L2 Application

The L2 is used for eviction applications not involving non-payment of rent, including:

• N5 — Disturbances, damage, overcrowding
• N6 — Illegal acts
• N7 — Safety risks or severe damage
• N8 — Persistent late payment
• N11 — Agreement to terminate tenancy
• N12 — Landlord's own use
• N13 — Demolition, renovation, or conversion

The L2 may also include requests for:

• Compensation
• Costs
• Additional orders permitted under the RTA

What You Must Have Before Filing

1. Valid Termination Notice

For L1:

• N4 Notice must be valid and complete
• Dates and amounts must match the rent ledger

For L2:

• Correct notice for the reason (N5/N6/N7/N8/N12/N13/etc.)
• Proper notice period
• Complete and accurate details

2. Proof of Service

You must complete a Certificate of Service showing:

• How the notice was served
• The date of service
• The method used (must comply with RTA s.191)

3. Full Rent Ledger (for L1)

Ledger must be:

• Chronological
• Accurate
• Updated to the date of filing

4. Supporting Evidence

Examples:

• Payment receipts
• Photos
• Police or bylaw reports
• Witness statements
• Emails or texts
• Repair invoices

5. Filing Fee

Fees vary by method of filing.

Filing Methods

L1 and L2 applications can be filed:

1. Online via the LTB e-File Portal

Fastest method, accepts uploads, and provides immediate confirmation.

2. By Mail or Courier

Slower processing, but still accepted.

3. In Person

Limited to select Tribunals Ontario counters.

Ensure all documents are included to avoid rejection.

What to Attach to the L1 Application

For an L1, you must attach:

• N4 Notice
• Certificate of Service
• Full rent ledger
• Payment records
• NSF documentation (if applicable)
• Tenancy agreement
• Any written communication relevant to arrears

All numbers must match across the ledger, the N4, and the L1.

What to Attach to the L2 Application

For an L2, attach:

• Corresponding eviction notice (N5/N6/N7/N8/N12/N13/etc.)
• Certificate of Service
• Evidence supporting the allegations
• Tenancy agreement
• Photos, reports, video stills, or logs
• Witness statements
• Communication records

The stronger the evidence, the higher the likelihood of success.

After Filing: What Happens Next

1. The LTB Reviews the Application

Checks for:

• Completeness
• Matching dates
• Proper service
• Validity of the notice

2. A Notice of Hearing Is Issued

You must serve:

• Notice of Hearing
• Application
• All evidence (following LTB rules)

3. Tenant Has Opportunity to Respond

Tenants may:

• File a dispute
• Present evidence
• Make legal arguments
• Seek dismissal for procedural errors

4. Hearing Is Held

The Member will:

• Review all evidence
• Hear both parties
• Apply the RTA
• Issue an order

Common Mistakes When Filing L1 or L2

Frequent errors include:

• Incorrect termination dates
• Missing tenant names
• Rent ledger errors
• Mismatched amounts between N4 and L1
• Failure to update arrears to the filing date
• Serving by email without consent
• Insufficient evidence for N5/N6/N7 applications
• Failure to include a Certificate of Service
• Incorrect notice periods
• Filing too early

These mistakes often lead to delays or dismissal.

When to Seek Professional Assistance

Professional help is recommended when:

• The matter is complex (N5, N6, N7, N12, N13)
• The tenant has a history of disputes
• Eviction involves safety or illegal acts
• Large arrears or damages are involved
• Notice periods are confusing
• There are multiple tenants or rooms
• The landlord wants to avoid procedural errors

Properly filing an L1 or L2 greatly improves the likelihood of a successful outcome.

Sources

1. Residential Tenancies Act, 2006 — Sections 43–69
2. Landlord and Tenant Board — L1 and L2 Forms
3. LTB Rules of Procedure
4. Interpretation Guidelines

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