Ontario Form T3: Guide to Rent Reduction Applications

If you’re a tenant in Ontario and your building services have changed, or your landlord’s property taxes have decreased, you might have the right to a lower rent. Understanding your rights is crucial—especially if you suspect you’re paying more than you should. This guide explains Form T3 (Rent Reduction Application), how it protects tenants, when you can use it, and how to file for a rent reduction in Ontario.

What is Form T3: Rent Reduction Application?

Form T3 is an official application used by Ontario tenants to request a rent reduction. It is issued by the Landlord and Tenant Board of Ontario (LTB), the provincial tribunal responsible for resolving rental disputes between tenants and landlords.

The form allows tenants to formally ask the Board to reduce their rent if certain conditions are met under the Residential Tenancies Act, 2006.^[1]

When Can a Tenant Apply with Form T3?

• Your landlord’s municipal property tax or utility costs have decreased by more than 2.49% (and the landlord hasn't adjusted your rent accordingly)
• A municipal service (like garbage collection, parking, or water) that was previously provided is reduced or discontinued
• Facilities like laundry rooms, recreation areas, or security systems have been removed or their use is limited

For example, if your apartment building’s pool is suddenly closed, or if the city changed garbage collection from weekly to bi-weekly at your building, you may be eligible to request a rent reduction using Form T3.

How Form T3 Protects Tenants

The form ensures landlords do not keep charging full rent when their expenses—or the services you receive—have been reduced. It helps make sure your rent reflects these changes, protecting tenants from unfair costs.

How to File Form T3: Step-by-Step

Filing for a rent reduction with the Landlord and Tenant Board is accessible, but it’s important to follow the proper steps:

• Download the official Form T3 – Application to the Landlord and Tenant Board for a Rent Reduction.
• Fill out the form with details of your rental unit, the type of rent reduction you’re seeking, and the reason (e.g., loss of a building amenity, decrease in municipal taxes).
• Make copies of any evidence supporting your application (such as notices about service reductions or municipal tax bills).
• Submit your completed form and supporting documents to the Landlord and Tenant Board in person, by mail, or online, and pay the required application fee (fee waivers are available in some cases).
• After submission, the Board will schedule a hearing where both you and your landlord can present your case.

If you believe reductions in services or building facilities put your health or safety at risk, check out Health and Safety Issues Every Tenant Should Know When Renting for more guidance.

Relevant Legislation

Rent reduction applications and tenant protections in Ontario are guided by the Residential Tenancies Act, 2006. This law outlines when and how your rent must be adjusted if circumstances change in your rental unit or building.

Examples of When to Use Form T3

• The landlord stopped providing parking, elevator, or laundry room access as part of your rent.
• The city decreased property taxes by more than 2.49%, and your landlord hasn’t lowered your rent.
• A shared amenity (like a gym or recreation room) is closed indefinitely with no rent adjustment.

To learn more about your overall rights and duties as a tenant (including maintenance and repairs), see Obligations of Landlords and Tenants: Rights and Responsibilities Explained.

You can also Find rental homes across Canada on Houseme if you’re considering moving to a place that better meets your needs.

For more on your legal protections, visit Tenant Rights in Ontario.

FAQ: Ontario Rent Reduction Applications

1. When can I apply for a rent reduction using Form T3?
   Apply when your landlord’s property taxes or utility costs have dropped significantly, or when services/facilities included in your rent have been reduced or removed.
2. What documents should I include with my T3 application?
   Include any notices, photos, municipal tax bills, or other evidence that confirm the change in services or costs.
3. How long does it take to get a decision from the Landlord and Tenant Board?
   It varies, but most cases are scheduled for a hearing within a few months. The Board will notify you of the date.
4. Can I apply for a rent reduction if only some building facilities are affected?
   Yes. If facilities or services you use are no longer available or are limited, you may be eligible—even if you alone are affected.
5. What happens if my rent is reduced after applying?
   If the Board agrees, your rent will be officially reduced from a certain date, and your landlord cannot charge you the old amount for affected months.

Conclusion: Key Takeaways

• Form T3 lets Ontario tenants apply to reduce rent if services are reduced or certain costs decrease.
• It’s important to keep evidence and fill out all sections of the form fully.
• The Landlord and Tenant Board is the body that will review and rule on your application.

If you believe your rent should be lower because services or taxes have changed, using Form T3 is your legal right as an Ontario tenant.

Need Help? Resources for Tenants

• Landlord and Tenant Board of Ontario: Guides, forms, and contacts
• Ontario Government – Renting in Ontario: Your Rights
• Local tenant advocacy groups (such as the Advocacy Centre for Tenants Ontario)
• Legal Aid Ontario: Free legal information and support for eligible tenants

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1. Ontario Residential Tenancies Act, 2006
2. Landlord and Tenant Board
3. Landlord and Tenant Board Tenant Forms (Including Form T3)

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