Form L2 (Evict or Collect): Tenant Guide for Ontario

If you are renting in Ontario and your landlord is taking legal steps to evict you for reasons other than non-payment of rent, Form L2 (Evict or Collect – Application to End a Tenancy and Evict a Tenant or Collect Money) may be involved. This guide will help you understand what this form is, how it works, and what options are available to tenants facing an L2 application.

What Is Form L2 in Ontario?

Form L2 – Application to End a Tenancy and Evict a Tenant or Collect Money is an official form used by landlords when they seek to:

• Evict a tenant for reasons other than unpaid rent (such as substantial damage, interference with others, illegal activity, or the landlord requiring the unit for personal use).
• Ask the Landlord and Tenant Board to order tenants to pay certain costs or expenses.

The Form L2 is processed and decided by the Landlord and Tenant Board (LTB), which oversees residential rental disputes in Ontario.

When Might a Tenant Face an L2 Application?

• An allegation of property damage beyond normal wear and tear
• Disturbing neighbours or interfering with the reasonable enjoyment of other tenants
• Committing an illegal act in the rental unit
• Refusal to leave after proper notice for landlord or purchaser's own use

The landlord cannot simply evict a tenant by giving this form; a hearing at the LTB is required before any eviction can legally take place.

Important Legislative Protections

Your rights as a tenant are protected under the Residential Tenancies Act, 2006. The LTB considers both the landlord's claims and the tenant's side before making a decision, ensuring that evictions occur only in accordance with provincial law.^[1]

How the L2 Process Works

If your landlord files Form L2, you will receive a Notice of Hearing from the LTB. This notice includes the time, date, and method of the hearing (in-person, phone, or online).

• Review the landlord’s application. Carefully read the reasons for the application. Responding thoughtfully is important.
• Gather evidence. Collect any documents, photos, or records supporting your response. Witnesses can also help your case.
• Prepare for your hearing. You may choose to attend yourself, with legal help, or send a written submission if you cannot attend.
• Receive a decision. After the hearing, the LTB will decide whether the eviction or money order is granted.

Examples of L2 Form Use

• Substantial interference: A tenant is repeatedly complained about by neighbours for excessive noise and disturbance. The landlord files an L2 after giving prior warning notice.
• Landlord requiring unit: A landlord decides to move in and has properly served a notice for own use. If the tenant does not leave, the landlord may file an L2.
• Illegal act: If police report illegal activity in the unit, an L2 could be used (but evidence is required).

For more about your broader rights as a tenant—including after signing your agreement or when you face landlord obligations—see Obligations of Landlords and Tenants: Rights and Responsibilities Explained.

Tips for Tenants Responding to Form L2

• Contact community legal clinics or the Tenant Duty Counsel program for free legal advice.
• Submit your evidence and forms before the hearing deadline.
• If you need more time, ask the LTB for an adjournment as soon as possible.
• Understand consequences: An eviction order may come with additional requirements, including payments for damages or costs.

It's helpful to know your rent payment record, agreement details, and history with the landlord—resources like the Tenant's Guide to Paying Rent: Rights, Responsibilities, and Tips may assist in organizing your information.

For anyone searching for a new rental after an eviction process, or those wishing to relocate, you can Explore Houseme for nationwide rental listings tailored to Canadian cities and provinces.

For a detailed provincial overview, see Tenant Rights in Ontario for more about Ontario's rental laws and processes.

FAQs: Ontario Form L2 and Tenant Rights

1. What is Form L2 used for?
   Form L2 is used by landlords to apply to the LTB for an eviction or to collect money for reasons other than non-payment of rent, like property damage or illegal activities.
2. Can I be immediately evicted if I get an L2 application?
   No. You cannot be evicted until after a hearing and a decision from the LTB; you have the right to attend this hearing and present your side.
3. What should I do if I receive a Notice of Hearing for Form L2?
   Read the documents carefully, prepare your evidence, and get legal help if needed. Attend your hearing or submit your written response by the deadline.
4. Are there situations where I can challenge the landlord’s claims?
   Yes. You can bring evidence and witnesses to dispute the landlord's reason for eviction. The LTB will consider both sides.
5. What if I need to move before the L2 hearing?
   If you want to end your tenancy, review your options and notify your landlord in writing. You may find helpful advice in moving out guides.

Conclusion: Key Takeaways for Ontario Tenants

• Form L2 is not an automatic eviction—tenants have rights and time to respond.
• Prepare evidence, seek help early, and use legal resources to protect your interests.
• All evictions must follow formal processes set by Ontario law and the Landlord and Tenant Board.

The application process may feel overwhelming, but learning your options and acting quickly gives you the best chance to resolve disputes fairly.

Need Help? Resources for Tenants

• Ontario Landlord and Tenant Board (LTB): Forms, hearing info, and tribunal services.
• Guide for Ontario Tenants: Provincial government overview and help links.
• Find your nearest Community Legal Clinic for free tenant advice.
• Tenant Duty Counsel: Free support at LTB hearings (inquire at tribunal or visit ACTO).

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1. Residential Tenancies Act, 2006. Official legislation text
2. Ontario Landlord and Tenant Board. Official website
3. "Application to End a Tenancy and Evict a Tenant or Collect Money (L2)". Official PDF

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