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LTB Application Guide

L1 Application Ontario: How to File for Non-Payment Eviction

Your tenant owes rent and won't pay. You've served the N4. Now it's time to file the L1 with the LTB and get this in front of an adjudicator. Here's exactly how to do it.

9 min readUpdated April 2026

What Is the L1?

The L1 is the most common application Ontario landlords file with the Landlord and Tenant Board. Its full name is the Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes. That name tells you everything: you want the tenant out AND you want the money.

If your tenant hasn't paid rent and you've already served an N4 notice, the L1 is your next step. It's how you get a hearing date at the LTB. Without filing the L1, nothing happens. The N4 by itself doesn't evict anyone.

The L1 also lets you claim the rent arrears plus the filing fee. So if you win, the tenant owes you the back rent AND the $186 you paid to file.

L1 vs L4: Which Do You Need?

This confuses a lot of landlords. Here's the simple version:

L1 Application

  • Tenant is still living in the unit
  • You want eviction + arrears
  • Filed after N4 termination date passes
  • $186 online filing fee
  • This is what most landlords need

L4 Application

  • Tenant has already left
  • You want arrears only
  • No eviction needed (they're gone)
  • Same filing fee
  • Less common

If the tenant is still in your unit and owes rent, you want the L1. Period. The L4 is for chasing money after the tenant has already moved out. Read the L4 guide →

Before You File: The Checklist

You can't just file an L1 whenever you feel like it. There are prerequisites. If you skip any of these, the LTB will reject your application or dismiss it at the hearing.

You served a valid N4 notice to the tenant
The N4 termination date has passed (you can file the day AFTER)
The tenant has NOT paid the full arrears during the voiding period
You have a completed Certificate of Service for the N4
You have a current arrears calculation (rent only, no late fees)

Critical Timing Rule

If the tenant pays allarrears before you file the L1, the N4 is voided. You can't file. You'd need to wait for them to fall behind again, serve a new N4, and start over. Check your bank account before you hit submit.

How to File the L1 Online

File through the Tribunals Ontario Portal. It's faster, cheaper, and you get confirmation instantly. Filing by mail costs $201 and takes longer. There's no reason to use mail in 2026.

Here's the step-by-step:

  1. Create an account on the Tribunals Ontario Portal (or log in if you already have one). You need a valid email address.
  2. Select "L1" from the list of applications. The portal will walk you through each section.
  3. Enter the rental unit details: address, tenant names (all tenants on the lease), and your contact information.
  4. Enter the arrears amount.This is the total rent owed as of the date you're filing. Only include rent. Not late fees. Not utilities (unless utilities are explicitly part of the rent in your lease).
  5. Upload your N4 (digital copy, PDF or scan) and your Certificate of Service.
  6. Pay the $186 filing fee by credit card.
  7. Submit.You'll get a confirmation number. Save it.

Pro Tip

Have your arrears calculation ready before you start. The portal doesn't save partial applications well. Know the exact dollar amount, the rental periods it covers, and the monthly rent before you log in.

After You File: The Wait

Once you submit the L1, the LTB sends a Notice of Hearing to both you and the tenant. This tells everyone the date, time, and format (video, phone, or in-person) of the hearing.

In 2026, the current wait time for an L1 hearing is 4 to 6 months. Yes, that's a long time. No, there's nothing you can do to speed it up.

Don't waste those months. Use them to:

  • Keep your rent ledger updated every month
  • Document every payment (or non-payment) with bank statements
  • Save all communication with the tenant (texts, emails, letters)
  • Prepare your evidence binder (more on this below)

The arrears will keep growing during this wait. That's why the L1/L9 Update Form exists.

The L1/L9 Update Form (Don't Skip This)

This is where a lot of landlords mess up. Between the day you filed and the day of your hearing, the tenant probably owes more rent. The L1/L9 Update Form updates the arrears amount so the adjudicator has the current number.

You must complete this form and upload it to the Tribunals Ontario Portal at least 5 business days before your hearing. If you don't, the adjudicator can only award what was on your original L1. You'll leave money on the table.

The form is straightforward. You list the original arrears from the L1, then add each month of unpaid rent since filing, subtract any payments the tenant made, and arrive at the updated total.

Common Mistake

Forgetting the L1/L9 Update Form is one of the top reasons landlords leave money behind at LTB hearings. Set a calendar reminder 7 business days before your hearing date so you have time to complete and upload it.

What to Bring to the Hearing

Your hearing is your one shot. Show up prepared or risk losing. Here's what you need, organized and ready to present:

Rent ledger (every month, every payment, every missed payment)
Copy of the N4 notice you served
Certificate of Service (proving you served the N4)
Bank statements showing rent payments received (or not received)
Lease agreement
L1/L9 Update Form (uploaded 5 business days before, bring a copy)
Copy of your L1 application

Organize everything in a binder with tabs or as a single PDF with bookmarks. If it's a video hearing, have your documents ready to screen-share. Adjudicators notice when you're organized. It builds credibility.

What Happens at the Hearing

The adjudicator will ask you to present your case. You'll walk through the arrears, show your evidence, and explain what you're requesting. The tenant gets a chance to respond.

If the tenant doesn't show up, the hearing still happens. You don't get an automatic win. You still need to present your evidence and prove the arrears.

There are three possible outcomes:

1. Standard Eviction Order

The adjudicator orders the tenant to pay the full arrears (plus filing fee) or move out within 11 days. If the tenant doesn't do either, you file the order with the Sheriff for enforcement. This is the most common outcome when the tenant clearly owes rent.

2. Conditional Order (Payment Plan)

The adjudicator sets up a payment plan. The tenant pays arrears in installments while continuing to pay current rent. If they miss a single payment, you can go straight to the Sheriff without another hearing. This happens when the tenant shows up and asks for more time.

3. Dismissal

Your application is dismissed. This happens if the tenant paid in full before the hearing, if your N4 was defective, if you filed too early, or if your evidence doesn't support the claim. This is why preparation matters.

After the Order: Sheriff Enforcement

Getting the order is not the end. If the tenant doesn't pay or leave within the 11 days on a standard order, you need to enforce it.

File the eviction order with the Court Enforcement Office (Sheriff) in the region where your rental unit is located. The Sheriff will schedule an enforcement date and physically remove the tenant if necessary.

This typically takes 1 to 6 weeksdepending on the region and the Sheriff's backlog. Some regions are faster than others. You'll pay an additional fee to the Sheriff for enforcement.

On a conditional order (payment plan), if the tenant misses a payment, you can file a motion to void the payment plan and enforce the eviction without a new hearing.

Common Mistakes That Sink L1 Applications

Filing the L1 before the N4 termination date passes

You can only file the day AFTER the N4 termination date. Filing even one day early means your application gets dismissed and you lose the $186 fee.

Wrong arrears calculation

Including late fees, NSF charges, or utilities that aren't part of the rent in your lease. The L1 is for rent only. Padding the number damages your credibility with the adjudicator.

Forgetting the L1/L9 Update Form

If you don't file the update form 5 business days before the hearing, the adjudicator can only award the arrears from your original filing date. Months of additional arrears get left behind.

Including non-rent charges in arrears

Utility charges (unless included in the lease rent amount), cleaning fees, key replacement fees, and other charges do not belong on the L1. List rent and only rent.

Not having the Certificate of Service

You need to prove you properly served the N4 to the tenant. Without the Certificate of Service, the adjudicator may question whether the tenant received the notice at all.

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Frequently Asked Questions

If the tenant pays the full arrears plus your $186 filing fee before the hearing, you can request to withdraw the L1. If they pay only the arrears but not the filing fee, you can still proceed to recover the fee. If they pay at the hearing, the adjudicator will typically issue a conditional order or dismiss the application.
No. The L1 is for rent arrears only. Late fees, NSF charges, utility bills, and damages cannot be included in the arrears amount on your L1. Including non-rent charges is one of the most common mistakes and can result in your application being amended or delayed.
If you filed before the N4 termination date passed, the LTB will likely dismiss your application. You would need to wait for the termination date to pass and file a new L1 with a new filing fee. This is why it is critical to double-check dates before filing.
The L1 filing fee is $186 if you file online through the Tribunals Ontario Portal. Filing by mail or courier costs $201. You can claim the filing fee as part of your arrears at the hearing, so the tenant may be ordered to reimburse you.
The L1/L9 Update Form is a mandatory form you complete before your hearing. It updates the arrears amount from when you originally filed to the current date. You must upload it to the Tribunals Ontario Portal at least 5 business days before your hearing. Forgetting this form is a common mistake that can delay your case.
The hearing proceeds without them. You still need to present your evidence to the adjudicator. The LTB does not automatically rule in your favour just because the tenant is absent. Present your rent ledger, N4, Certificate of Service, and arrears calculation as you normally would.
Yes. The L1 application allows you to claim the filing fee as part of your total claim. If the adjudicator grants your application, the order will typically include the $186 filing fee on top of the rent arrears owed.
After you receive the eviction order, you file it with the Court Enforcement Office (Sheriff). Enforcement typically takes 1 to 6 weeks depending on the region and the Sheriff's backlog. The tenant has 11 days to pay or vacate on a standard order before the Sheriff will schedule the eviction.

Related Resources

How to Issue an N4

Step-by-step N4 notice guide (Bill 60 updated)

Eviction Timeline

How long each step takes from N4 to Sheriff

Evidence Guide

How to prepare your evidence bundle for the LTB

Winning LTB Hearings

Presentation strategies for arrears hearings

Get Your L1 Right the First Time

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