When a tenant stops paying rent, most Ontario landlords feel powerless — but the Landlord and Tenant Board (LTB) process is designed with clear steps. The key is filing the right form at the right time. A wrong application wastes months. Here’s the complete breakdown of L1, L9, and L10.
📋 Step 0 — The N4 Notice (Required First)
Before filing any LTB application for non-payment, you
must serve the tenant with an
N4 — Notice to End Tenancy for Non-Payment of Rent.
The N4 must state the exact amount owed, the period it covers, and give the tenant 14 days to pay (for monthly tenancies). If the tenant pays the full amount within 14 days, the N4 is void and you cannot file with the LTB.
Common mistake: Filing the N4 with the wrong amount or wrong dates invalidates the entire notice. Double-check every figure.
🏠 L1 — Tenant Still In Unit
L1
Application to Evict + Collect Rent Arrears
Use when: Tenant is still living in the unit and hasn’t paid rent.
What it does: Results in a combined order — the LTB can order eviction AND a money judgment for arrears (plus $201 filing fee recovery).
Timing: File the day after the 14-day N4 period expires (if tenant hasn’t paid).
At the hearing: The tenant gets a chance to pay in full before the order takes effect. If they pay, eviction is cancelled — this is called a “pay and stay” outcome. The money order still stands for any remaining arrears.
Filing fee: $201
🚪 L9 — Tenant Has Moved Out
L9
Application to Collect Rent Arrears Only (No Eviction)
Use when: Tenant has already vacated the unit but still owes rent.
What it does: Results in a money order only — there is no unit to evict from. The order can be enforced through the courts (wage garnishment, bank account seizure via writ of seizure and sale).
Key difference from L1: No N4 is required if the tenant has already left. However, you should still document the rental arrears clearly.
Limitation: File within 2 years of when the rent became due. After that, the LTB loses jurisdiction.
Filing fee: $201
🔨 L10 — Damage Recovery
L10
Application to Collect Money Tenant Owes (Non-Rent)
Use when: Tenant caused damage to the unit or you incurred NSF cheque fees. This is
not for rent arrears.
What it covers: Repair costs beyond normal wear and tear, NSF fees charged by your bank, costs to replace items the tenant damaged or removed.
Evidence required: Photographs, contractor invoices, bank NSF notices. Without documentation, claims are routinely dismissed.
Deadline: Must be filed within 1 year of discovering the damage or incurring the cost.
Filing fee: $201
⏱️ Realistic Timeline: L1 From Filing to Vacancy
Serve N4 noticeDay 0
N4 expires (tenant doesn’t pay)Day 14
File L1 with LTBDay 15
LTB hearing scheduled+3–9 months
Order issued after hearing+1–2 weeks
Sheriff enforcement (if tenant won’t leave)+2–6 weeks
Total realistic timeline: 4–12 months from N4 to physical vacant possession.
💡 Arthur’s Advice
The LTB process works — but it’s slow. The best investment is prevention: thorough tenant screening with credit checks, employment verification, and landlord references. A tenant who doesn’t pay costs you not just rent but 4–12 months of carrying costs plus legal fees. Use the LTB process when you must — but build your screening process so you rarely need to.
AZ
Arthur Zhao
Broker · FRI · ABR · SRS · MCNE · E-PRO | AZ Real Estate Partners
📞 416-888-6161 | arthurzhao.realtor
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