L1 Application to Evict Tenant for Non-Payment of Rent (Ontario)

A L1 Application to Evict Tenant for Non-Payment of Rent (Ontario) in Canada applies to the Ontario Landlord and Tenant Board to evict a tenant for non-payment of rent and collect the arrears, governed primarily by Ontario’s Residential Tenancies Act, 2006 (S.O. 2006, c. 17).

The L1 application serves two simultaneous purposes: (1) it seeks a monetary order requiring the tenant to pay all rent arrears owing plus the LTB filing fee; and (2) it requests an eviction order authorizing the removal of the tenant from the rental unit if the arrears are not paid. When the LTB grants a standard L1 order, it typically issues a conditional order under s.74 RTA — commonly called a 'pay-and-stay' order — which allows the tenant to void the eviction by paying all amounts owing by a specified date.

The LTB is the exclusive tribunal in Ontario with jurisdiction over residential tenancy disputes. Landlords cannot self-help evict tenants — the LTB process is mandatory. Attempting to change locks, remove the tenant's belongings, or otherwise interfere with the tenant's peaceful enjoyment without an LTB order constitutes an illegal act under the RTA and exposes the landlord to significant penalties including fines and compensation orders.

The filing fee for an L1 application is currently $201 (as of 2025). Both parties have the right to attend the hearing, present evidence, and make submissions. The LTB's order is legally binding and enforceable through the Sheriff's office.

The legal framework governing the L1 Application to Evict Tenant for Non-Payment of Rent (Ontario) in Canada draws on several key statutes and regulatory bodies. Under provincial residential tenancies legislation — including Ontario's Residential Tenancies Act 2006 and British Columbia's Residential Tenancy Act (SBC 2002) — the Landlord and Tenant Board (Ontario) or Residential Tenancy Branch (BC) adjudicates disputes. The Land Title Act governs property registration through provincial land title offices. The Canada Revenue Agency (CRA) administers the non-resident property tax and GST/HST on real estate transactions. Parties executing a L1 Application to Evict Tenant for Non-Payment of Rent (Ontario) in Canada should confirm the document reflects current law, including any amendments enacted since the original drafting date. The Provincial Real Property Acts sets the foundational requirements.

When the landlord has already served a valid N4 Notice to End Tenancy for Non-Payment of Rent, the termination date in the N4 has passed, and the tenant has neither paid the full amount of arrears nor voluntarily vacated the rental unit.

When rent arrears have accumulated over multiple months and the landlord needs a binding LTB order for both payment and, if necessary, eviction, in order to legally remove a non-paying tenant.

When informal attempts to resolve the arrears — payment plans, verbal agreements, or written reminders — have been unsuccessful and the landlord needs the authority of the LTB to enforce the tenant's obligations.

When the landlord wants a formal record of the tenant's unpaid rent through an LTB order, which can be enforced as a judgment debt even if the tenant vacates before the hearing (in which case the monetary claim continues as a separate L10 application).

Note: The L1 cannot be filed until the N4 notice has been properly served and the termination date has passed (or is about to pass). Filing too early — before the N4 termination date — will result in the LTB dismissing the application. The landlord must also confirm the N4 accurately states the total rent owing, as any overstatement can void the notice and, consequently, the L1 application.

Parties in Canada should prepare a L1 Application to Evict Tenant for Non-Payment of Rent (Ontario) proactively rather than waiting for a dispute to arise. Courts interpret agreements based on the written terms rather than oral representations. Under provincial residential tenancies legislation — including Ontario's Residential Tenancies Act 2006 and British Columbia's Residential Tenancy Act (SBC 2002) — the Landlord and Tenant Board (Ontario) or Residential Tenancy Branch (BC) adjudicates disputes. The Land Title Act governs property registration through provincial land title offices. The Canada Revenue Agency (CRA) administers the non-resident property tax and GST/HST on real estate transactions. Where the transaction involves regulated activities, prior approval from the relevant authority may be required before execution.

Applicant Identification — The full legal name and contact information of the landlord filing the L1. If the landlord is a corporation or property management company, the registered name must be used. The landlord's mailing address is required for LTB correspondence.

Respondent Identification — The full legal names of all tenants on the tenancy agreement. All tenants must be named as Respondents. Failure to name all tenants may affect whether the LTB order binds the un-named tenants.

Rental Unit Address — The complete civic address of the rental unit in Ontario, including the unit number.

N4 Notice Details — The date the N4 was served, the termination date stated in the N4, and the method of service. The LTB will verify that the N4 was properly served and that the minimum notice period has expired.

Arrears Period and Amounts Claimed — A precise breakdown of all months for which rent is unpaid and the total dollar amount of arrears. The amounts claimed must match the N4 or be updated to reflect arrears that have continued to accrue after the N4 was served.

Current Monthly Rent — The rent amount set out in the tenancy agreement, which the LTB will use to calculate ongoing arrears if rent continues to accrue after the application date.

Last Month's Rent Deposit — If the landlord holds a last month's rent deposit, this must be disclosed. Under s.87(4) RTA, the LTB will apply the deposit and any accrued interest to reduce the total amount owing when calculating the order.

Filing Fee — The current LTB filing fee of $201 (as of 2025). The landlord is entitled to claim reimbursement of this fee as part of the LTB order.

Relief Requested — A clear statement of the orders sought: a monetary order for arrears plus costs, a conditional eviction order, and an order for any rent accruing up to the date of the LTB order.

Additional compliance elements for a L1 Application to Evict Tenant for Non-Payment of Rent (Ontario) used in Canada include: Under provincial residential tenancies legislation — including Ontario's Residential Tenancies Act 2006 and British Columbia's Residential Tenancy Act (SBC 2002) — the Landlord and Tenant Board (Ontario) or Residential Tenancy Branch (BC) adjudicates disputes. The Land Title Act governs property registration through provincial land title offices. The Canada Revenue Agency (CRA) administers the non-resident property tax and GST/HST on real estate transactions. Forms-legal.com provides this template as a starting point for Canada-compliant documentation.