How to Use Ontario Form A4: Vary Rent Reduction Simplified

If you’re renting in Ontario, understanding what to do when your rent is reduced – and what to do if circumstances change – is important for both peace of mind and your budget. Sometimes, an official rent reduction is ordered by the Landlord and Tenant Board (LTB), but things can change: maybe repairs are completed, or property taxes go back up. In such situations, Form A4 (Vary Rent Reduction) is the document you need to request changes to the rent reduction amount or cancel it. This guide explains what Form A4 is, how tenants can use it, and the process from start to finish in plain language.

What Is Form A4 – Vary Rent Reduction?

Form A4 (Vary Rent Reduction) is the official Ontario form used when either a landlord or tenant wants to ask the Landlord and Tenant Board to change or cancel a rent reduction. Rent reductions can happen for many reasons, such as decreases in municipal taxes or significant reductions in building services. If these conditions change, Form A4 lets you ask to update the rent.

You might need Form A4 if:

• A previous rent reduction is no longer fair (for example, building maintenance was restored).
• Property taxes, charges, or costs that caused an earlier rent reduction have changed.
• Your landlord or you believe the reduction is too high or too low based on new circumstances.

When Should Tenants Use Form A4?

Tenants might use Form A4 if they believe that ongoing rent reductions should be increased (if, for example, building services continue to decline) or reduced/cancelled (if the landlord reasonably restores the services or conditions). It’s also used if a landlord believes that property taxes went up again and the reduction should end.

Getting and Filing the Form A4

Where to get it: You can download the official Form A4 – Vary Rent Reduction directly from the Landlord and Tenant Board.

Key details required:

• Information about you and the landlord
• The address of the rental
• Details about the original rent reduction and why you’re requesting a change
• Evidence to support your reason, such as municipal correspondence or repair records

Once complete, submit the form to the LTB as instructed (in person, by mail, or electronically). The Board will then schedule a hearing where both parties can present their case. For more details on your rent payment rights and what to consider while waiting for a decision, see Tenant's Guide to Paying Rent: Rights, Responsibilities, and Tips.

How the Landlord and Tenant Board Handles the Process

Ontario’s Landlord and Tenant Board (LTB) is responsible for hearing disputes about rent reductions and increases under the Residential Tenancies Act, 2006¹. When you submit Form A4, a hearing is scheduled where both tenant and landlord can present evidence. The Board will make a decision about whether to vary, end, or keep the current rent reduction.

Legislation Governing Rent Reductions

Rent reductions and their changes are outlined in the Residential Tenancies Act, 2006 (RTA). Specifically, sections about operating costs, municipal taxes, and service reductions are relevant.

Practical Example: Changing a Rent Reduction

Imagine a tenant received a LTB-ordered rent reduction two years ago because the landlord stopped providing access to the laundry room. Now, the landlord has renovated and reopened the facility. The landlord could use Form A4 to ask the LTB to cancel or adjust the rent reduction, restoring the regular rent amount. The tenant would be notified and have a chance to respond at a hearing before any change takes effect.

For more information on rights, responsibilities, and understanding rent issues in Ontario, visit Tenant Rights in Ontario.

Tips for Ontario Tenants Facing Rental Issues

• Keep written records of all communications with your landlord.
• Gather documentation for any application—photos, tax letters, receipts for services restored or reduced, etc.
• Know your rights—rent reductions are not permanent if the original reason changes.

Understanding how rent and deposits work is the first step to navigating changes smoothly. For a closer look, review Understanding Rental Deposits: What Tenants Need to Know.

To view apartments or houses with clear rent histories, Browse apartments for rent in Canada using Houseme's convenient search tools.

1. What happens after I file Form A4 with the LTB?
   Once Form A4 is filed, the Landlord and Tenant Board will schedule a hearing. Both parties can attend, present evidence, and respond to each other's arguments. After reviewing all details, the Board will issue a written decision with reasons.
2. Does my rent change automatically after submitting Form A4?
   No. Rent only changes if the Landlord and Tenant Board grants the application and issues a new order. Continue following your current rent schedule until notified in writing by the Board.
3. Can tenants apply to change the rent reduction, or is it just for landlords?
   Both tenants and landlords can apply to vary a rent reduction using Form A4, as long as there is a valid reason and supporting evidence.
4. Is there a time limit to file Form A4 after changes occur?
   There is no strict deadline, but filing promptly after a relevant change (services restored, taxes increased again) is recommended to prevent disputes over overpaid or underpaid rent.
5. Where can I get advice or support for completing Form A4?
   You can contact your local tenant association, the Landlord and Tenant Board, or community legal clinics for guidance when filling out Form A4.

Key Takeaways:

• Form A4 enables tenants or landlords to ask the LTB to change or end a previous rent reduction order.
• Support your application with documentation and file as soon as circumstances change.
• The process is fair—both tenants and landlords can present their side to the Board before rent is changed.

Need Help? Resources for Tenants

• Landlord and Tenant Board (LTB) – Ontario’s official tribunal for rental issues
• Residential Tenancies Act, 2006
• Local legal clinics and tenant advocacy organizations offer free guidance to help you submit applications and represent yourself at hearings

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1. Ontario Residential Tenancies Act, 2006 – Rent Reductions and Applications
2. Landlord and Tenant Board – Official Forms and Instructions

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