Ontario Landlords: How to Prepare an L1 Application for Non-Payment of Rent (2025 Guide)

The L1 Application to Evict a Tenant for Non-Payment of Rent is one of the most frequently used filings at the Landlord and Tenant Board (LTB). Once a landlord has served an N4 Notice and the tenant has not paid the overdue rent by the deadline, the L1 is the legal next step under the Residential Tenancies Act, 2006 (RTA).

Accuracy is critical. An L1 with incorrect dates, rent amounts, service information, or documentation may be dismissed, causing delays and additional months of unpaid rent. This guide explains exactly what Ontario landlords must include in an L1, how to calculate rent owing, and what to expect after filing.

When an L1 Application Can Be Filed

Landlords may file an L1 when:

• An N4 Notice (Non-Payment of Rent) was served correctly
• The deadline on the N4 has passed
• The tenant did not pay all rent owing within the notice period
• The landlord intends to proceed with eviction and/or a monetary order

An L1 can request both:

1. Eviction, and
2. Payment of rent arrears plus daily rent continuing to accrue until the tenant moves out.

The L1 cannot be filed early — it must be filed only after the N4 termination date. [Source: RTA Sections 59, 69–70]

What You Must Include in the L1

The L1 requires precise, legally accurate information. Landlords must provide:

1. Rental Unit Details

• Full address
• Unit number
• Type of tenancy (monthly, weekly, etc.)

2. Rent Amount and Payment Schedule

• Legal monthly rent
• Any lawful increases
• Any agreements affecting rent flow

3. Total Rent Owing

This includes:

• Base arrears
• Any NSF charges (if properly documented)
• Outstanding previous partial payments

4. Attached N4 Notice

The N4 must be:

• Correctly completed
• Properly served
• Attached to the L1 package

5. Certificate of Service for the N4

The landlord must prove how and when the N4 was served.

6. Calculation of Arrears

A chronological rent ledger is essential.

7. Filing Fee

The LTB charges an application fee, and landlords can request reimbursement as part of the order. [Source: LTB L1 Form]

How to Calculate Rent Arrears Properly

The LTB expects a simple, clear, date-by-date calculation:

• Month and year
• Amount due
• Amount paid
• Balance carried forward

Arrears should not include:

• Illegal charges
• Non-rent items
• Damages
• Utility adjustments not allowed under the RTA

If rent varies (e.g., utilities or discounts), documentation must be included. [Source: LTB Guideline 5 — Rent Arrears]

Filing the L1 with the LTB

The L1 can be filed:

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

The online system is strongly recommended because:

• It is faster
• It provides immediate confirmation
• Hearing dates are often scheduled sooner

Once submitted, the LTB will generate:

• A Notice of Hearing, and
• A copy of the L1

These must be served on the tenant using legally accepted methods under section 191 of the RTA. [Source: LTB E-File Portal]

What Happens After Filing the L1

1. Hearing Scheduling

You will receive a hearing date — usually virtual, sometimes in person.

2. Evidence Submission

Landlords should prepare:

• Rent ledgers
• The N4 notice and Certificate of Service
• Proof of all payments received
• Communication logs
• Bank statements (if necessary)

3. The Hearing

An LTB Member will consider:

• Whether rent is unpaid
• Whether the N4 was served correctly
• Whether the arrears are calculated accurately
• Any tenant explanations (e.g., maintenance issues, payment delays)

If the landlord proves the arrears and proper procedure, the LTB may issue an Eviction Order and Monetary Order. [Source: LTB Rules of Procedure]

Common Mistakes That Lead to Dismissal

Landlords frequently lose L1 cases due to:

• Incorrect termination date on the N4
• Incorrect service of the N4
• Missing or inaccurate rent ledger
• Including illegal charges in arrears
• Filing the L1 before the N4 deadline
• Forgetting the Certificate of Service

Even minor clerical errors can result in adjournments or outright dismissal.

When to Seek Assistance

Professional support can help landlords:

• Draft the N4 correctly
• Serve the notice properly
• Prepare the L1 with accurate rent calculations
• Organize evidence
• Present the case at the hearing

Given the high rates of dismissal for procedural errors, many landlords choose assistance to avoid delays and maximize their chances of success.

Sources

1. Residential Tenancies Act, 2006 — Sections 59, 69–70
   https://www.ontario.ca/laws/statute/06r17
2. Landlord and Tenant Board — L1 Form
   https://tribunalsontario.ca/ltb/forms/
3. LTB Interpretation Guidelines — Guideline 5 (Rent Arrears)
   https://tribunalsontario.ca/ltb/guidelines/
4. LTB Rules of Procedure
   https://tribunalsontario.ca/ltb/rules/
5. LTB E-File Portal
   https://tribunalsontario.ca/ltb/e-file/