Ontario L1 — Eviction for Non-Payment of Rent (Canada)
ONTARIO LANDLORD AND TENANT BOARD
L1 APPLICATION — EVICTION FOR NON-PAYMENT OF RENT
Residential Tenancies Act, 2006, S.O. 2006, c. 17
Date Filed: [Filing Date]
PARTIES
APPLICANT (LANDLORD): [Landlord Name]
Address for Service: [Landlord Address]
RESPONDENT (TENANT): [Tenant Names]
RENTAL UNIT: [Rental Unit Address]
Tenancy Start Date: [Tenancy Start Date]
Tenancy Type: [Tenancy Type]
Monthly Rent: [Monthly Rent] — due on the [Rent Due Day]
N4 NOTICE — MANDATORY PREREQUISITE
Before filing this L1 Application, the Landlord served the tenant(s) with a valid Form N4 (Notice to End a Tenancy Early for Non-payment of Rent) as required by the Residential Tenancies Act, 2006 (RTA), section 59.
Date N4 Was Served: [N4 Service Date]
Method of Service: [N4 Service Method]
Termination Date Stated in N4: [N4 Termination Date]
Amount of Arrears Stated in N4: [N4 Arrears Amount]
The statutory 14-day voiding period has expired and the tenant(s) have not paid the full amount stated in the N4. Accordingly, the Landlord is entitled to file this L1 Application pursuant to section 69 of the RTA. A copy of the N4 is attached as Exhibit A.
RENT ARREARS CALCULATION
The Landlord claims the following unpaid rent:
[Arrears Breakdown]
Total Rent Arrears: [Total Arrears]
NSF Charges: [NSF Charges]
LTB Filing Fee: [LTB Filing Fee]
Last Month's Rent Deposit Held by Landlord: [Last Month Deposit]
(Note: The LTB will credit the last month's rent deposit and any accrued interest against the total arrears owing.)
RELIEF REQUESTED
The Landlord respectfully requests that the Landlord and Tenant Board:
1. Issue an order terminating the tenancy and evicting [Tenant Names] from [Rental Unit Address];
2. Issue an order requiring the tenant(s) to pay the full amount of rent arrears, NSF charges, and the LTB filing fee as set out above, less any last month's rent deposit and accrued interest;
3. Grant such further relief as the LTB deems appropriate.
SECTION 83 CONSIDERATIONS — RTA
The Landlord acknowledges that under section 83 of the Residential Tenancies Act, 2006, the LTB has discretion to refuse, delay, or make a conditional eviction order having regard to all circumstances, including the length of the tenancy, the tenant's payment history, the reason for non-payment, and the prejudice to each party. The Landlord requests that the LTB issue a conditional pay-and-stay order pursuant to section 83(1)(a), giving the tenant 11 days to pay all amounts owing, failing which an eviction order is to issue without further notice. If this is the third or subsequent instance of non-payment within a 12-month period in the same tenancy, the Landlord requests that the pay-and-stay opportunity be denied pursuant to section 77 of the RTA.
EVIDENCE TO BE FILED AT HEARING
The Landlord intends to present the following evidence at the LTB hearing: (a) this L1 Application; (b) the original Form N4 notice with proof of service; (c) the signed tenancy agreement dated [Tenancy Start Date]; (d) a complete rent ledger from the commencement of the tenancy to the hearing date; (e) bank records showing NSF charges (if applicable); (f) any written communications with the tenant regarding arrears. Evidence must be served on the tenant(s) at least five (5) business days before the hearing and filed with the LTB through the Tribunals Ontario Portal (TOP).
LANDLORD DECLARATION
The Landlord (or authorized agent) declares that the information contained in this L1 Application is true and correct to the best of their knowledge and belief, and that the Landlord has complied with all notice requirements under the Residential Tenancies Act, 2006 before filing this Application.
Landlord / Agent: [Landlord Name]
Address: [Landlord Address]
Signature: ___________________________ Date: [Filing Date]
Landlord / Authorized Agent
________________
Signature
What Is a Ontario L1 — Eviction for Non-Payment of Rent (Canada)?
An Ontario L1 — Eviction for Non-Payment of Rent 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 provides a two-part remedy: an eviction order terminating the tenancy, and a payment order requiring the tenant to pay all unpaid rent plus the $201 LTB filing fee. If the tenant does not comply with the payment order, the landlord can arrange for a Court Enforcement Officer (Sheriff) to enforce the eviction and can also enforce the payment portion as a civil judgment.
Before an L1 can be filed, the landlord must have served the tenant with a valid Form N4 (Notice to End a Tenancy Early for Non-payment of Rent) and the statutory 14-day voiding period must have expired without the tenant paying the full amount owing. The N4 must correctly state the total arrears amount and must be served in accordance with the RTA's service rules. An L1 filed with a defective N4 will be dismissed at the hearing.
Under s. 74 of the RTA, a tenant may void an eviction order by paying all amounts owing before enforcement. This 'pay and stay' mechanism is a fundamental feature of the Ontario residential tenancy regime reflecting the RTA's policy that eviction should be a last resort. However, under s. 77, repeat voidances within a 12-month period eliminate this right for subsequent non-payments.
The LTB's Tribunals Ontario Portal (TOP) allows landlords to file L1 Applications online, track hearing dates, and upload evidence. This template assists Ontario landlords in calculating rent arrears accurately, documenting the N4 notice history, and preparing for the LTB hearing.
The legal framework governing the Ontario L1 — Eviction for Non-Payment of Rent (Canada) 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 Ontario L1 — Eviction for Non-Payment of Rent (Canada) 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 Do You Need a Ontario L1 — Eviction for Non-Payment of Rent (Canada)?
An L1 Application is needed when an Ontario residential landlord has served a valid N4 notice, the 14-day voiding period has expired, and the tenant has not paid the full amount owing. The most straightforward scenario is a tenant who has simply not paid rent for one or more months and has not responded to the N4 by making full payment within the prescribed period.
An L1 is also appropriate when a tenant has made partial payments that do not clear the arrears stated in the N4. If a tenant pays some but not all of the amount owing within the 14-day period, the N4 is not voided and the landlord may proceed with the L1. The LTB hearing will address the full outstanding balance as of the hearing date, including any additional months of non-payment that arose after the N4 was served.
Landlords should file an L1 when a tenant's cheque or electronic payment has been returned NSF. An NSF payment does not constitute payment for voiding purposes, and the bank charges incurred by the landlord can be claimed in the L1 Application to the extent permitted by the tenancy agreement.
In situations where a tenant consistently pays late but always eventually pays, a landlord may use the L1 process together with an N8 notice (for persistent late payment) to obtain a conditional LTB order establishing payment terms. A subsequent breach of such a conditional order can lead to expedited enforcement without a new hearing.
Landlords must confirm the N4 is accurate before filing an L1. A common ground for dismissal is an N4 that overstates arrears (for example, by including amounts not yet due) or that was served improperly. Any errors must be corrected by serving a new N4 before a new L1 can be filed.
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.
What to Include in Your Ontario L1 — Eviction for Non-Payment of Rent (Canada)
A complete L1 Application package for the LTB hearing should include the following key elements.
Tenant and Rental Unit Identification — Full legal names of all tenants on the tenancy agreement, the complete address of the rental unit (including unit number, municipality, and postal code), and the name and service address of the landlord or authorized agent.
N4 Notice Details — The date the N4 was served, the method of service (personally, by mail, under the door, or through the mail slot), the termination date stated in the N4, and the amount stated in the N4. The N4 must be attached to the L1 Application as a required exhibit.
Rent Arrears Calculation — A detailed month-by-month breakdown of rent that was due and not paid, showing the rent period, rent charged, payments received (with dates), NSF amounts, and balance owing. The total arrears calculation must be accurate and consistent with the N4. The LTB provides an online rent arrears calculator.
Filing Fee — The current LTB L1 filing fee is $201, claimable from the tenant and included in any successful order.
Hearing Preparation — Landlords should prepare a complete rent ledger (payment history from start of tenancy), copies of any NSF bank notices, the signed tenancy agreement, proof of service of the N4, and any relevant communications with the tenant. These materials must be served on the tenant at least five business days before the hearing and filed with the LTB.
Section 83 Relief Considerations — Landlords should be prepared to address the LTB's s. 83 discretion: the length of the tenancy, tenant's prior payment history, reason for non-payment, any hardship to the tenant, and the landlord's financial prejudice from the arrears.
Additional compliance elements for a Ontario L1 — Eviction for Non-Payment of Rent (Canada) 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.
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Reference this free template in an article, syllabus, or research note:
Forms Legal. (2026). Ontario L1 — Eviction for Non-Payment of Rent (Canada) (Canada) [Legal document template]. Forms Legal. https://forms-legal.com/canada/real-estate/notices/ontario-l1-eviction-nonpayment-rent
"Ontario L1 — Eviction for Non-Payment of Rent (Canada) (Canada)." Forms Legal, 2026, https://forms-legal.com/canada/real-estate/notices/ontario-l1-eviction-nonpayment-rent.
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title = {Ontario L1 — Eviction for Non-Payment of Rent (Canada) (Canada)},
year = {2026},
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note = {Free legal document template. Based on Provincial Real Property Acts}
}Frequently Asked Questions
The L1 Application — Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes — is the official Ontario Landlord and Tenant Board (LTB) form prescribed under the Residential Tenancies Act, 2006 (S.O. 2006, c. 17). A landlord files an L1 when a tenant has failed to pay rent and the landlord wants both an eviction order and an order for payment of outstanding arrears. Before filing, the landlord must have served a valid Form N4 (Notice to End a Tenancy Early for Non-payment of Rent), given the tenant the 14-day statutory voiding period, and the tenant must not have paid the full amount. The current LTB filing fee is $201. The LTB will schedule a hearing at which both parties may present evidence and submissions before the adjudicator. Under Canada law, Provincial Real Property Acts, parties should seek independent legal advice from a qualified lawyer to confirm compliance with all applicable requirements. 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. Forms-legal.com provides this template as a starting point for Canada-compliant documentation.
The N4 (Notice to End a Tenancy Early for Non-payment of Rent) is the mandatory prerequisite to an L1 Application. Under the Residential Tenancies Act, 2006 (s. 59), the landlord must use the prescribed N4 form stating the exact arrears amount, the rent period(s) unpaid, and a termination date at least 14 days after service for monthly tenancies. Once served, the tenant has 14 days to pay the full amount and void the notice. If the tenant does not pay, the landlord may file the L1. An L1 filed without a valid, properly served N4 will be dismissed by the LTB. Service must comply with s. 191 of the RTA and LTB Rule 3 of the Rules of Practice. Common errors that invalidate an N4 include overstating arrears, naming the wrong amount, and improper service. Under Canada law, Provincial Real Property Acts, parties should seek independent legal advice from a qualified lawyer to confirm compliance with all applicable requirements. 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. Forms-legal.com provides this template as a starting point for Canada-compliant documentation.
Yes. Under the Residential Tenancies Act, 2006 (s. 74), a tenant can void an eviction order by paying all rent arrears, the $201 filing fee, and any NSF charges before the order is enforced by the Sheriff. At an L1 hearing, the LTB typically issues a conditional 'pay and stay' order under s. 83, giving the tenant 11 days to pay the full amount to void the order. If the tenant fails to pay, the landlord files the order with the Court Enforcement Office (Sheriff) for enforcement. Under s. 77 of the RTA, if a tenant has already voided two orders within a 12-month period in the same tenancy, the landlord may apply for an expedited eviction order without a hearing on any subsequent non-payment, eliminating the pay-and-stay opportunity. Under Canada law, Provincial Real Property Acts, parties should seek independent legal advice from a qualified lawyer to confirm compliance with all applicable requirements. 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. Forms-legal.com provides this template as a starting point for Canada-compliant documentation.
In an L1 Application, a landlord may seek: all rent arrears accumulated to the hearing date; the $201 LTB filing fee (awarded in the order if the landlord is successful); NSF cheque charges actually charged by the landlord's bank (to the extent permitted by the tenancy agreement); and additional rent that becomes owing between filing and the hearing date. Legal fees are not recoverable through the LTB process. Any payments made by the tenant before or at the hearing reduce the outstanding balance. The arrears portion of the order can be enforced as a civil judgment in Small Claims Court (amounts up to $35,000) if the tenant does not pay. For amounts over $35,000, enforcement proceeds in the Superior Court of Justice. Under Canada law, Provincial Real Property Acts, parties should seek independent legal advice from a qualified lawyer to confirm compliance with all applicable requirements. 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. Forms-legal.com provides this template as a starting point for Canada-compliant documentation.
At an LTB L1 hearing, both parties may present evidence, call witnesses, and make submissions. The LTB Member will review the N4 for validity, examine the rent ledger provided by the landlord, hear the tenant's explanation for non-payment, and consider any defences or requests for relief. Under s. 83 of the Residential Tenancies Act, 2006, the LTB must consider all circumstances — the tenant's payment history, reason for non-payment, personal circumstances, and prejudice to the landlord — when deciding whether to grant, postpone, or refuse an eviction order. The LTB may issue a conditional pay-and-stay order, an outright eviction order, or may dismiss the application if the N4 was defective or arrears have been fully paid before the hearing. Under Canada law, Provincial Real Property Acts, parties should seek independent legal advice from a qualified lawyer to confirm compliance with all applicable requirements. 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. Forms-legal.com provides this template as a starting point for Canada-compliant documentation.
This template is provided for informational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change over time. Consult a qualified attorney for advice specific to your situation.Full disclaimer
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