L2 Form – Application to End a Tenancy and Evict a Tenant or Collect Money

L2 Form is the Application to End a Tenancy and Evict a Tenant or Collect Money.Form L2 are available on the LTB website
L2 Form is the Application to End a Tenancy and Evict a Tenant or Collect Money.Form L2 are available on the LTB website

L2 Form is the Application to End a Tenancy and Evict a Tenant or Collect Money. You can use this form to apply to the Landlord and Tenant Board (LTB) for an order.

to end a tenancy and evict a tenant for one of the following reasons:

  • You gave the tenant a Notice to End your Tenancy for any reason, except non-payment of rent (Form N4),
  • The tenant has abandoned the rental unit, or
  • The tenant occupies the superintendent’s unit and their employment as superintendent ended more than 7 days ago.

 

You can also use this form to apply to the LTB for an order requiring the tenant to

pay you:

  • Compensation for each day they remain in the rental unit after the termination date set out in the Notice to End your Tenancy,
  • The bank charges and related administration charges for NSF cheques the tenant gave you,
  • The utility costs that the tenants failed to pay,
  • Compensation for damage the tenant, their guest, or another occupant of the rental unit caused to the rental unit or to the residential complex,
  • Expenses you have incurred because the tenant, their guest, or another occupant of the rental unit substantially interfered with your reasonable enjoyment or lawful right, privilege or interest; and/or
  • The tenant would have been required to pay the additional amount had the tenant not misrepresented their income or that of their family in a RentGeared-to-Income rental unit.

 

If the renter has moved out, you can only file this application if you feel they abandoned the rented unit.

You can file an Application to Collect Money from a Former Renter Owes (L10 Application) if the tenant left the rental property on or after September 1, 2021, and less than a year ago.

Note: You must file the Form L2 Application to End a Tenancy and Evict a Tenant within 30 days of providing the tenant a Notice to End your Tenancy.

 

Steps you must take before filing the application

There are no steps you are required to take before applying to the LTB if you are applying:  

  • To terminate a lease because you think the renter left,
  • To discontinue the tenancy because the tenant’s superintendent job ended, or
  • You are not asking to discontinue the tenancy for utility costs, damage to the rental unit or residential complex, serious interference, or income misrepresentation.

 

Before applying to evict a tenant for any of the other reasons on Form L2, you must issue the renter one or more of the following Notices to End your Tenancy:

 

  • Form N5 Notice to End your Tenancy for Interfering with Others, Damage or Overcrowding,
  • Form N6 Notice to End your Tenancy for Illegal Acts or Misrepresenting Income in a Rent-Geared-to-Income Rental Unit,
  • Form N7 Notice to End your Tenancy for Causing Serious Problems in the Rental Unit or Residential Complex,
  • Form N8 Notice to End your Tenancy at the End of the Term,
  • Form N12 Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit, and/or
  • Form N13 Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use.

 

You must provide a Certificate of Service to the LTB stating how and when you gave the tenant the Notice to End your Tenancy.

Read the instructions for the notice you gave the renter carefully to see how many days’ notice you must give and whether and how long you must wait to file this application. All Notices to End your Tenancy and the Certificate of Service are available from the LTB website at tribunalsontario.ca/ltb

 

How to complete this application

The form must be read carefully and all information filled accurately, or the N9 form might need to be revised.

The information you fill in on the form will be read electronically; therefore, it is important to follow the instructions below:

  • Print clearly or type and do not touch the edges of the boxes.
  • If there are more boxes in a line than you need, start from the left and leave the extra boxes blank.
  • Do not fill in boxes that do not apply to you (for example, if you do not have a fax number, do not fill in boxes in the space marked “Fax Number”).
  • If the instructions tell you to shade a box or a circle (for example, circles marked “Yes” or “No”), shade the box or circle completely.

Language Preference 

LTB services are bilingual. Select French if you, your representative, or a witness want French Language Services.

.

Request for Accommodation

The LTB respects and supports independence for all. The LTB strives to make its services accessible to everybody.

Accommodations allow all LTB participants, regardless of ability, to participate altogether.

Complete the Accommodation Request form if you need procedural fairness or Ontario Human Rights Code accommodation. Describe your hearing accommodation request in detail.

Email or mail your completed form to the LTB office handling your file. Based on your submission, the LTB will decide.

 

The form and more information about accommodation is available at tribunalsontario.ca/en/request-an-accommodation

This form will not be included in the LTB’s application form. The information will be in your application file. Application parties can view the file.

More information about accommodation is available at tribunalsontario.ca/en/request-an-accommodation. 

 

PART 1: GENERAL INFORMATION 

Address of the Rental Unit Covered by this Application 

Fill in the complete address of the rental unit, including the unit number (or apartment or suite number) and the postal code.

If the street name includes a direction that will not fit in the five spaces provided

(such as Northeast) use the following abbreviations: NE for Northeast, NW for

Northwest, SE for Southeast, SW for Southwest. 

Landlord’s Name and Address

Enter the landlord’s name and address. Under “First Name,” enter the landlord’s firm name. If you have them, include daytime, evening, fax, and email numbers.

In Part 1, list one landlord if there are more. The Schedule of Parties form at tribunalsontario.ca/ltb requires the extra landlords’ names, addresses, and phone numbers.

Tenant Names and Address

Name the renter under Tenant Names and Address. Name both tenants if the rental unit has two. In Part 1, list two renters if the rental unit has more than two. The Schedule of Parties form at tribunalsontario.ca/ltb requires extra tenants’ names, addresses, and phone numbers.

 

Mailing Address 

Only enter the tenant’s mailing address if it differs from the rental unit’s. Provide daytime and evening tenant phone numbers. Provide the tenant’s fax and email if you know them.

Related Applications 

Fill in the file numbers if you or your renter have filed other rental unit applications that still need to be resolved.

Does the Tenant Still Live in the Rental Unit? 

If the renter is still in the rental property on the day, you file this application, shade the Yes or No circle. Unless you believe the renter has abandoned the rental unit, the tenant must be in possession when you file your application.

 

PART 2: APPLYING TO COLLECT MONEY THE TENANT OWES YOU

Shade the appropriate box or boxes to indicate what you are applying for.

Reason 1: I gave the tenant one of the following Notices to End your Tenancy.

If you chose Reason 1, darken the box(es) to indicate which Notice(s) to End your Tenancy you provided the renter. Enter the notice termination date.

Reason 2: I believe the tenant abandoned the rental unit.

If you chose Reason 2, explain why you think the renter gave up the place. The rent must also be behind for the tenant.

Reason 3: The tenant occupies a superintendent’s unit and their employment as superintendent ended.

If you chose Reason 3, enter the tenant’s superintendent termination date. If the landlord and superintendent disagree, the superintendent’s tenancy terminates when they leave. The supervisor must vacate the leased apartment within a week. That’s not rentable. If the superintendent leaves by the seventh day, file this application.

 

PART 3: APPLYING TO COLLECT MONEY THE TENANT OWES YOU

 

You can apply to collect money the tenant owes you, whether or not you are also applying to end the tenancy and evict the tenant.

You can apply to collect money that you believe the tenant owes you for the following reason(s):

  • Compensation for each day the tenant remains in the rental unit after the termination date set out in the Notice to End your Tenancy,
  • The bank charges and related administration charges for NSF cheques the tenant gave you,
  • The utility costs that the tenants failed to pay,
  • Compensation for damage the tenant, their guest, or another occupant of the rental unit caused to the rental unit or to the residential complex,
  • Expenses you have incurred because the tenant, their guest, or another occupant of the rental unit substantially interfered with your reasonable enjoyment or lawful right, privilege or interest; and/or
  • The additional amount the tenant would have been required to pay had the tenant not misrepresented their income or that of their family in a RentGeared-to-Income rental unit.

 

If the tenant has moved out, you cannot use this form to collect rent. If the renter left the rental unit within a year, you can submit an Application to Collect Money a Former Tenant Owes, to collect the money (L10 Application).

Note:

  • NSF cheque charges can only be claimed if the tenant stays in the rental unit after the termination date in the Notice to End your Tenancy.
  • Your claim’s LTB maximum is $35,000. If you wish to collect more than $35,000 from the tenant, go to court, not the LTB. You can’t sue your tenant for more than $35,000 after the LTB rules on your application.

 

Shade the appropriate box or boxes to indicate the reason(s) for which you believe the tenant owes you money.

Compensation

Shade this box if you are applying after delivering the tenant a Notice to End your Tenancy and want them to pay you for each day they stay in the rental unit after the termination date.

 

NSF cheque-related charges

Shade this box if the tenant made a cheque payment that was returned to you due to non-sufficient funds (NSF) and has not paid you back for the costs.

Complete the table to demonstrate how you computed NSF charges owed by the tenant. Fill in one row for each tenant NSF cheque. Include the following information:

  • The amount of the cheque,
  • The date of the cheque,
  • The date the bank charged you for the NSF cheque (under Date NSF Charge Incurred),
  • The amount the bank charged you for the NSF cheque (under Bank Charge for NSF Cheque),
  • The amount of your related administration charges (under Landlord’s Administration Charge),
  • Calculate the amounts for each row in the Total Charge column by adding the amount for Bank Charge for NSF Cheque and the amount for Landlord’s Administration Charge. Do not include the Cheque Amount.
  • Calculate the amount for Total NSF Related Charges Owing by adding the amounts you filled in the Total Charge column.

Utilities

If the renter fails to pay utility bills as the leasing agreement requires, shade this box. Heat, electricity, and water are utilities. Enter the tenant’s estimated debt.

Calculate the tenant’s debt in the table. Fill in one row of the table for each utility bill. Include the following information:

  • the name of the utility company,
  • the date of the utility bill,
  • the total amount of the utility bill,
  • the period covered by the utility bill,
  • the amount of the bill that has already been paid by the tenant (enter $0 if nothing has been paid),
  • the amount of the utility bill still owing by the tenant.

 

Use the space after the chart to add details about your utility costs.

Give the tenant and LTB utility bills before the hearing. The evidence disclosure deadline is in the Notice of Hearing or LTB Rule 19.

Before the hearing, give the tenant and LTB a copy of the written tenancy agreement demanding utility payments.

Damage

If the tenant, their guest, or another occupant knowingly or negligently destroyed the rented property, shade this box. Normal wear and tear is not harm.

Enter the total tenant debt. Describe the property damage and how you determined the repair or replacement expenses. Include each repair or replacement cost. If you haven’t repaired or replaced yet, include estimates.

Before the hearing, give the renter and LTB copies of your damage and repair costs evidence. The evidence disclosure deadline is in the Notice of Hearing or LTB Rule 19.

Misrepresentation of income

If a rent-geared-to-income tenant has falsified their income or those of family members, shade this box. Fill in the rent and explain how you calculated it. This amount must reflect the difference between the tenant’s rent and what they should have paid, depending on their income.

Information about the Tenant’s Rent and Rent Deposit 

If you apply to recover tenant debt, the LTB will deduct any rent deposit and interest you owe the renter. Leave these boxes blank if no rent deposit was collected.

If you collected a rent deposit from the tenant:

  • First, fill in the current rent that you charge your tenant.
  • Next, fill in the amount of rent that you are currently holding as a rent deposit,
  • Next, fill in the date you collected the rent deposit, 
  • Finally, if you have paid the tenant interest on the rent deposit, fill in the start date and end date of the last period for which you paid the tenant interest on the rent deposit.

 

PART 4: SIGNATURE

If you are the landlord, shade the circle marked “Landlord.” Then, sign the application form and fill in the date. 

If you are the landlord’s representative, shade the circle marked “Representative.” Then, sign the application form and fill in the date.

 

SCHEDULE A – ADDITIONAL INFORMATION: ENDING A TENANCY FOR DEMOLITION, REPAIRS OR CONVERSION TO ANOTHER USE

Complete this form only if you are applying to end a tenancy and evict a tenant based on a reason in Form N13: Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use.

 

Part A: Permits

Before demolishing, converting, or renovating a rental property, you will likely need a building permit or other approval from the municipality.

Shade either the Yes or No circle to answer whether you have obtained the necessary permits or other authority to do the work.

If yes, give the tenant and LTB copies of the permits before the hearing. The evidence disclosure deadline is in the Notice of Hearing or LTB Rule 19.

If you responded No, you must get the permits or take reasonable steps to get them by the hearing date. Give the tenant and LTB copies of the permits by the hearing date.

 

Part B: Compensation

You must usually compensate the tenant or offer a suitable rental apartment. The N13 Notice requires compensation by the termination date.

 

Important: The LTB will not issue an order terminating the tenancy and evicting the tenant if you haven’t either paid the tenant the required compensation or offered the tenant another acceptable rental unit.

 

Reason you are applying to end the tenancy Requirements for compensating the tenant
Because you plan to destroy or modify the rental unit or complex (5 or more residential units). You must: 

  • pay the tenant an amount equal to 3 months’ rent, or 
  • offer the tenant another rental unit that is acceptable to the tenant.
Because you’ll destroy or convert the rental unit or complex- 5 or less homes You must: 

  • pay the tenant an amount equal to 1 months’ rent, or
  • offer the tenant another rental unit that is acceptable to the tenant.
Because you intend to repair or renovate the rental unit—5 or more residential units

and 

the tenant has warned you they won’t move back in.

You must:

  • pay the tenant an amount equal to 3 months’ rent, or 
  • offer the tenant another rental unit that is acceptable to the tenant.
Because you intend to repair or refurbish the rental property – Fewer than 5 residential units 

and 

the renter has notified you they will not move back in.

You must: 

  • pay the tenant an amount equal to 1 months’ rent, or 
  • offer the tenant another rental unit that is acceptable to the tenant
Because you intend to repair or renovate the rental unit—5 or more residential units

and 

the tenant has told you they expect to move back in afterward.

You must pay the tenant:

  • an amount equal to 3 months’ rent, or 
  • an amount equal to rent for the period of time the rental unit is being repaired or renovated 

Whichever is less.

Because you plan to repair or renovate the rental unit – Fewer than 5 residential units 

and 

the renter has indicated to you they want to move back in.

You must pay the tenant:

  • an amount equal to 1 month’s rent, or
  • an amount equal to rent for the period of time the rental unit is being repaired or renovated

Whichever is less.

Exceptions:

  • If you want to destroy, convert, repair, or renovate a tenant-owned mobile home or land lease community house, you must pay the tenant one year’s rent or $3,000, whichever is less.
  • If you are demolishing or renovating the rental unit because of a municipal property standards by-law or other authority, you do not have to compensate the renter. 
  • Most social housing rental units are exempt from this obligation.

 

Note: You must try to identify a suitable substitute for a renter in a care facility. If you make reasonable attempts but can’t find suitable accommodation or the tenant doesn’t accept it, you must compensate the tenant.

You must indicate on the form whether you:

  • paid the tenant the compensation, including the amount paid and the date it was paid,
  • offered the tenant another rental unit and the tenant has accepted it; or
  • will be paying the tenant compensation and the amount that will be paid.

 

Part C: Previous N12 or N13 Notices

Provide the requested information for each N12 or N13 notice you gave in the preceding two years. This information is required whether the N12 or N13 Notice was for this rental unit or another one you own.

For each notice you must provide:

  • the date you gave the notice,
  • the address of the rental unit,
  • if you gave a N12 Notice– the identity of the intended occupant
  • if you gave a N13 Notice– the activity you intended to carry out (demolition/repair/conversion)
  • if you filed an application based on the notice, the LTB file number.

If you have not provided a N12 or N13 Notice in two years for this or any other rental unit, shade the box following the chart.

This information may disqualify your application. Falsifying LTB information is likewise illegal.

 

Part D: Tenant’s Right of First Refusal

Tenants receiving N13 Notices for repairs or renovations may have first refusal. When the repairs or renovations are finished, a tenant can reoccupy the rental unit at a rent no higher than what the landlord might have charged without the interruption.

A tenant who wants a right of first refusal must notify the landlord in writing before moving out and of any address changes.

 

SCHEDULE B – ADDITIONAL INFORMATION – ENDING A TENANCY FOR LANDLORD’S OR PURCHASER’S OWN USE

Complete this form only if you are applying to end a tenancy and evict a tenant based on a reason in Form N12: Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit. The reasons in the N12 are:

  • the landlord, landlord’s immediate family, or a person providing care services to the landlord or family member requires the rental unit for residential occupation, or 
  • the landlord has entered into an agreement of purchase and sale of the rental unit and the purchaser, purchaser’s immediate family, or purchaser’s family member requires possession for residential use.

 

Part A: Compensation

You must:

  • pay the tenant compensation in an amount equal to one months’ rent by the termination date on the N12 Notice, or
  • offer the tenant another rental unit that is acceptable to the tenant.

You must indicate on the form whether you:

  • paid the tenant the compensation, including the amount paid and the date it was paid,
  • offered the tenant another rental unit and the tenant has accepted it; or
  • will be paying the tenant compensation and the amount that will be paid.

Important: If you haven’t paid the renter or offered another suitable rental property, the LTB won’t order eviction.

 

Part B: Declaration

The LTB requires a signed declaration from the prospective tenant. Apply with the declaration. The person moving in must declare in good faith that they need the rental unit for at least one year. Without the declaration, the Board will reject your application. Sworn affidavits can replace declarations.

 

Part C: Previous N12 or N13 Notices

You must give details for each N12 or N13 Notice you provided in the prior two years. This information is required whether the N12 or N13 Notice was for this or another rental unit you own.

For each notice you must provide:

  • the date you gave the notice,
  • the address of the rental unit,
  • if you gave a N12 Notice – the identity of the intended occupant
  • if you gave a N13 Notice– the activity you intended to carry out (demolition/repair/conversion)
  • if you filed an application based on the notice, the LTB file number.

If you have not provided a N12 or N13 Notice in two years for this or any other rental unit, shade the box following the chart.

This information may disqualify your application. Falsifying LTB information is likewise illegal.

 

PAYMENT INFORMATION FORM 

The LTB needs this form to process your application. If you don’t pay the money when you apply, it won’t be accepted. Your application may be rejected if you owe the LTB money for failing to pay a charge, fine, or order costs.

LTB financial eligibility standards allow you to request a fee waiver. You must fill out the Fee Waiver Form on tribunalsontario.ca/ltb. Fee waiver eligibility and rules can be found on LTB’s Rules of Practice page.

 

Payment Method 

Indicate your payment method by shading the box. File and pay with a debit or credit card through the Tribunals Ontario Portal. Do not put credit card information on Tribunals Ontario Portal documents.

Fill up the Credit Card Payment Form and send it with your mail or courier application to pay by credit card. Mail or courier applicants cannot pay by cash or debit card.

What to include when you file your application

To file this application, you must include the following:  

  • The completed L2 application form,  
  • The application fee (listed on the cover page of the application). 

If you are applying based on a Notice to End your Tenancy you gave the tenant, you must also include:  

  • A copy of the Notice to End your Tenancy you gave to the tenant  
  • A copy of the Certificate of Service showing how and when you gave the tenant the Notice to End your Tenancy, and 
  • The documents below that are specific to your reason for filing the application:

Form N5 Notice to End your Tenancy for Interfering with Others, Damage or Overcrowding:  

  • If this is the second N5 notice you have given the tenant within the last six months, you must also attach:  
    • A copy of the previous notice you gave the tenant, and  
    • A copy of the Certificate of Service showing how and when you gave the tenant the previous Form N5 notice.

 

Form N6 Notice to End your Tenancy for Illegal Acts or Misrepresenting Income in a Rent-Geared-to-Income Rental Unit:  

  • If this is the second notice of termination you have given the tenant within the last six months, and the first notice of termination was a Form N5 notice which the tenant voided by correcting the problem, you must also attach:  
    • A copy of the Form N5 notice that you gave the tenant, and  
    • A copy of the Certificate of Service showing how and when you gave the tenant the Form N5 notice. 

Form N12 Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit:  

  • A copy of the completed Schedule B – Additional Information Ending a Tenancy for Landlord’s Own Use form located at the end of the Form L2 application  
  • A declaration or affidavit signed by the person who wants to move in. In the declaration or affidavit, the person who intends to move in must say that he or she, in good faith, requires the rental unit for his or her own use. The declaration and affidavit forms are available from the LTB website at tribunalsontario.ca/ltb

Form N13 Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use:  

  • A copy of the completed Schedule A – Additional Information Ending a Tenancy for Demolition, Repairs or Conversion to Another Use form located at the end of the Form L2 application.

Your application will be refused if any of the required items listed above are missing. 

How to file your application

You can file your application in one of the following ways:

  • Tribunals Ontario Portal

Complete and pay your L2 application online using Tribunals Ontario Portal. You must pay by credit card or debit card using the Tribunals Ontario Portal, not a separate form.

  • By Mail or Courier 

Mail or courier your application to the nearest LTB office.

To find a list of LTB office locations, visit the LTB website at tribunalsontario.ca/ltb. You can also call the LTB at 416-645-8080 or 1-888-332- 3234 (toll-free).

You can mail or courier your application and pay the fee by certified cheque, money order, Visa, or MasterCard. Certified checks and money orders are due to the Minister of Finance.

The Credit Card Payment Form must be submitted with your mail or courier application if you are paying by Visa or Mastercard.

If utilizing the Tribunals Ontario Portal, do not enter credit card information.

  • By Fax

Regional LTB fax machines were retired on December 31, 2021. The LTB no longer accepts faxed papers, including applications, save in certain instances.

Applicants can fax applications and documentation that don’t have a fee or are qualified for a fee waiver to 1-833-610-2242 or (416) 326-6455.

The LTB cannot take credit card payments via fax due to PCI compliance. Credit card applications are immediately rejected. For payment information, call the LTB at 1-888-332-3234.

 

What to do if you have any questions

You can contact the Landlord and Tenant Board for more information about this notice or your rights.

You can visit the LTB website at: tribunalsontario.ca/ltb

You can call the LTB to speak to one of our Customer Service Officers:

  • Within the Toronto calling area: 416-645-8080
  • From outside Toronto: 1-888-332-3234

Note: Customer Service Officers are available Monday to Friday, except holidays, from 8:30 a.m. to 5:00 p.m. You can also access our automated information menu at the same numbers listed above, 24 hours a day, 7 days a week.

Content is taken from Application to End a Tenancy and Evict a Tenant or Collect Money; here, Ontario L2 Form instructions are explained in detail.

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