Landlords and tenants in Ontario sometimes need the Landlord and Tenant Board (LTB) to resolve disputes such as unpaid rent, lease breaches, or termination of tenancy. This guide explains, in clear language for renters and landlords, the practical steps to prepare and file an LTB application, common forms used, how to gather evidence, and the timelines to watch. It also highlights tenant rights during the process and how to respond if you receive an application. If you are a tenant, read the sections on evidence and responses to understand how to protect your rights.
What the Landlord and Tenant Board does
The Landlord and Tenant Board is the provincial tribunal that decides disputes under the Residential Tenancies Act, 2006 in Ontario[1]. It handles applications from landlords and tenants about rent arrears, evictions, tenant damage, illegal activity, and other tenancy matters. The LTB schedules hearings, reviews evidence, and issues legally binding orders.
When a landlord should file an application
Landlords typically file an LTB application when a dispute cannot be resolved informally. Common reasons include unpaid rent, serious breaches of the lease, repeated late rent, or illegal activity in the unit. Before filing, ensure you have followed any notice requirements in the lease and the Residential Tenancies Act, 2006 and kept records of attempts to resolve the issue with the tenant.
Key documents to prepare
- Rent ledgers, receipts, and records showing amounts claimed as owing.
- Photographs, text messages, emails, or videos that support your claim.
- Copies of any notices served to the tenant (for example, a notice of termination or notice to pay).
- A contact list of witnesses, contractors, or neighbours who can confirm facts at a hearing.
Common landlord application forms
Ontario’s LTB provides a set of official forms landlords use to start applications. The most relevant landlord forms are available from the LTB forms page[2]. Examples include:
- L1 — Application to evict a tenant for non-payment of rent and to collect rent the landlord claims is owed. Use this when a tenant hasn’t paid rent and you want an eviction order and repayment.
- L2 — Application to end a tenancy and evict a tenant (for reasons other than non-payment). Use this for breaches such as repeated damage or serious problems affecting the unit.
- Other LTB forms — the forms page lists applications, response forms, and evidence submission details; follow the instructions on each official form.
How to serve the tenant
Once you file an application, you usually must serve the tenant with the application and supporting documents in the way described on the LTB form you used. Keep a record of the method and date of service; the LTB will require proof you served the tenant. If you cannot locate a tenant, the LTB provides guidance on alternative service methods on its site.
What happens at the hearing
Hearings are scheduled by the LTB. Both parties may present evidence, call witnesses, and make submissions. The LTB member will make a decision based on the Residential Tenancies Act, 2006 and the evidence submitted[3]. If the LTB issues an order, it is legally enforceable. Orders that require eviction usually set a date for compliance; if the tenant does not comply, landlords can take the order to the Sheriff for enforcement.
FAQ
- Who can file an application with the LTB?
- Either a landlord or a tenant can file, depending on the issue. Landlords commonly file for unpaid rent, damages, or to end a tenancy for cause.
- How long does it take to get a hearing?
- Wait times vary by region and case type; the LTB schedules hearings and will notify both parties of the date and time.
- Do I need a lawyer to file?
- No. Many landlords and tenants represent themselves, but you may choose to get legal advice or representation, especially for complex cases.
- Can a tenant respond to my application?
- Yes. The tenant can submit a written response and evidence, and should attend the hearing to explain their side to the LTB member.
How-To
- Decide which LTB form matches your situation (for example, L1 for unpaid rent or L2 for other termination reasons).
- Gather and organize evidence: rent records, photos, messages, contracts, and witness details.
- Complete the official LTB form with accurate details and attach required documents.
- File the application with the LTB following the filing instructions on the form and obtain proof of filing.
- Serve the tenant using an allowed method and keep proof of service to present to the LTB.
- Attend the hearing (in person, by phone, or online) and present your evidence clearly and respectfully.
- If you receive an order, follow it. For enforcement of eviction orders, contact the Sheriff as directed in the order.
