Ontario T6 — Tenant Application for Maintenance (Canada)

An Ontario T6 — Tenant Application for Maintenance in Canada applies to the Ontario Landlord and Tenant Board for an order requiring the landlord to address maintenance failures, governed primarily by Ontario’s Residential Tenancies Act, 2006 (S.O. 2006, c. 17).

Section 20 of the RTA imposes a non-waivable obligation on landlords to maintain rental units and residential complexes in compliance with all applicable health, safety, housing, and maintenance standards. This obligation covers the rental unit itself (walls, ceilings, floors, windows, doors, heating systems, electrical systems, plumbing, and appliances provided by the landlord) as well as common areas of the residential complex (lobbies, hallways, parking areas, laundry facilities, and elevators).

The T6 Application — formally titled 'Tenant Application for a Rent Reduction' or 'Application about Maintenance' depending on the LTB's current form numbering — allows tenants to obtain rent abatements for the period the maintenance failure persisted, orders requiring the landlord to complete specific repairs within a specified time, and compensation for out-of-pocket expenses caused by the failure (such as temporary accommodation costs if a unit was uninhabitable).

The current LTB filing fee for a T6 Application is $53 — significantly lower than the $201 charged to landlords for their applications. The one-year limitation period under s. 29 of the RTA applies: tenants must file within one year of the maintenance failure or of becoming aware of it. For ongoing failures, the limitation period runs from each continuing instance of the failure.

Tenants may file a T6 alongside a T2 Application (for other rights violations by the landlord) at the same time, and the LTB can hear both applications together.

The legal framework governing the Ontario T6 — Tenant Application for Maintenance (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 T6 — Tenant Application for Maintenance (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.

A T6 Application is needed when an Ontario tenant has reported a maintenance failure to the landlord, the landlord has failed to address the problem within a reasonable time, and the tenant wishes to obtain an official LTB order requiring the repairs and compensation for the period the issue persisted.

A T6 is most urgently needed when the maintenance failure affects the tenant's health or safety or renders the unit uninhabitable. Examples include: lack of adequate heat during the heating season (September 1 to June 15 in Ontario, with a minimum requirement of 20°C); severe water leaks causing flooding, mould, or structural damage; a serious pest infestation (cockroaches, bed bugs, rodents) that the landlord has failed to treat despite written notice; non-functioning plumbing or sewage backup; broken locks or windows compromising security; and defective electrical systems creating fire or shock hazards.

A T6 is also appropriate for less urgent but persistent maintenance failures that have been ongoing for an extended period, significantly reducing the tenant's enjoyment of the unit. Examples include: a broken appliance (refrigerator, stove) provided as part of the tenancy that the landlord has not repaired; persistent dampness or condensation causing mildew; damaged flooring or carpeting posing a trip hazard; and broken or missing screens, door closers, or cabinet hardware.

Tenants should file a T6 promptly after the landlord has been given a reasonable opportunity to repair but has failed to do so. The LTB will consider when the landlord was first notified and the delay in completing repairs when calculating the rent abatement period.

Parties in Canada should prepare a Ontario T6 — Tenant Application for Maintenance (Canada) 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.

A complete T6 Application should address the following key elements to give the LTB a clear picture of the maintenance failure and support a successful outcome.

Tenant and Landlord Identification — The tenant's full name and contact information, the landlord's full name and address for service, and the complete rental unit address including unit number, street, municipality, and postal code.

Description of Maintenance Failures — A clear and specific description of each maintenance failure, organized by type. For each deficiency, state: the nature of the problem; when the tenant first noticed it; the date the landlord was first notified in writing; the landlord's response (or lack thereof); and the current status of the repair. Be as specific as possible — for example, 'heating system in the master bedroom has been non-functional since November 3, 2024, resulting in temperatures below 16°C measured with a thermometer' is more effective than 'the heat does not work.'

Evidence — Photographs and videos documenting the deficiency, ideally time-stamped and showing the extent of the problem. Written maintenance requests (emails, texts, letters) sent to the landlord with the landlord's responses or non-responses. Reports or orders from municipal property standards officers or building inspectors. Medical records or letters from a physician if the maintenance failure has caused health issues.

Rent Abatement Claim — The period for which an abatement is claimed (from the date the landlord was notified to the date the repair was completed or the current date if not yet repaired), and the percentage of rent reduction sought based on the severity of the failure and its impact on the use and enjoyment of the unit.

Compensation Claims — Any out-of-pocket expenses incurred as a result of the maintenance failure, such as costs of temporary accommodation, purchase of space heaters due to inadequate heat, costs of pest treatment, or damaged personal property.

Filing Fee — The current T6 filing fee is $53. Unlike landlord applications, tenant filing fees are subsidized to reflect the power imbalance in the landlord-tenant relationship.

Additional compliance elements for a Ontario T6 — Tenant Application for Maintenance (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.