Ontario LTB:L1, L9 & L10Complete Rent Arrears Guide
When to file each form · N4 notices · Timelines · Money orders
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.
The N4 must state the exact amount owed, the period it covers, and give the tenant at least 7 days to pay — the rule for every tenancy since September 21, 2026 (monthly tenancies used to get 14; add 5 days if you mail it). If the tenant pays the full amount before the termination date, 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.
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 termination date on the N4 (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
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
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
Total realistic timeline: 4–12 months from N4 to physical vacant possession.
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.
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