Tenants who need to report unsafe conditions or persistent repair problems in Ontario can use the T6 form to ask the Landlord and Tenant Board to order maintenance or remedial action[1]. This guide explains when to consider filing a T6, what information to include, how to support your case with photos and records, and typical timelines for hearings and orders. It also covers practical steps you can take before filing, like notifying your landlord in writing, keeping receipts, and booking repairs, and what to expect at a hearing. The language here is plain and focused on tenant rights, responsibilities, and realistic outcomes so you can decide whether the T6 is the right path for your maintenance concern.
What is the T6 form?
The T6 (Application about Maintenance) is the Landlord and Tenant Board form tenants use to ask the tribunal to order repairs or other remedies when a landlord won’t address serious maintenance or habitability problems. The form asks for facts about the issue, what you want the Board to order, and supporting evidence. You can download the official T6 form and instructions from the Landlord and Tenant Board website and fill it out before filing with the Board[3].
When should a tenant file a T6?
Consider a T6 when a landlord has been notified of a serious problem—like lack of heat, major plumbing failure, mould that affects health, or persistent water leaks—and the issue is not fixed within a reasonable time. For immediate dangers, use emergency repair steps first and consider filing if the landlord does not act.
- Persistent problems that affect habitability, such as no heat, ongoing water leaks, or major plumbing failures.
- Health and safety hazards that the landlord has not remedied after you gave written notice.
- Repeated failures to perform routine maintenance that lead to damage or loss.
How the process works in Ontario
Filing a T6 begins with completing the form and paying any required fee. The Board schedules a hearing where both tenant and landlord present evidence and witnesses. The Board can order repairs, set deadlines, and in some cases grant rent abatement or compensation. The whole process depends on the evidence you present and whether the landlord acted reasonably.
Preparing a strong T6 application
Collect clear evidence and prepare a concise timeline of events. Include dates you notified the landlord, copies of written notices, any receipts for repairs you arranged, and photos or videos of the problem. A brief summary statement on the form that explains how the issue affects your use of the unit helps the Board understand urgency.
Practical steps before you file
- Notify the landlord in writing with clear details, dates, and a request for a repair.
- Keep a record of communications, receipts, and dated photos or videos as evidence.
- Follow up by phone or email and note the date, time, and content of the call.
- If the landlord does not fix the issue within a reasonable time, complete and file the T6 form with the Board.
FAQ
- What can the Board order after a T6 hearing?
- The Board can order the landlord to complete repairs by a specific date, require compensation or rent abatement, and set follow-up directions for compliance.
- Do I need a lawyer to file a T6?
- No. Many tenants file without a lawyer, but you may choose to get legal advice or representation depending on the complexity of the case.
- How long does it take to get a hearing?
- Timelines vary by region and the Board’s caseload; you should expect some waiting time but supply clear evidence to expedite consideration.
How-To
- Gather evidence: photos, dated written notices, receipts, and a short timeline of events.
- Fill out the T6 form carefully, stating the remedy you want and attaching supporting documents.
- File the form with the Landlord and Tenant Board and follow the Board’s instructions for service and fees.
- Prepare a short statement and bring copies of all evidence to the hearing.
- Attend the hearing and present your facts; ask for an order with a clear remedy and timeline if the Board agrees.
Key Takeaways
- Keep clear, dated records and photos of maintenance issues.
- Notify your landlord in writing before filing a T6 unless it is an emergency.
- Be prepared for variable timelines and bring concise evidence to your hearing.
Help and Support / Resources
- Landlord and Tenant Board forms and instructions
- Residential Tenancies Act, 2006 (full text)
- How to file an application with the Landlord and Tenant Board
- [1] Tribunals Ontario - Landlord and Tenant Board
- [2] Residential Tenancies Act, 2006 (Ontario)
- [3] T6: Application about Maintenance (Landlord and Tenant Board)
For related reading, see Routine Repairs in Rental Units: Tenant and Landlord Responsibilities and Emergency Situations and Repairs: Tenant Rights and Responsibilities. Also consider using Houseme to look for alternative rental options: Find rental homes across Canada on Houseme.
