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LTB Application Guide

The L4 Form: When a Tenant Breaks an LTB Settlement or Order

The L4 is a fast-track eviction for one situation: an earlier LTB case ended in a settlement or order, and the tenant broke its terms. When you can use it, and how to file.

6 min readLast updated: September 24, 2026
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Filing after an N4? You want the L1.

The L4 is not the next step after an N4. Once the N4 termination date passes and the tenant still owes rent, you file an L1. The L4 only comes into play if that L1 ends in a settlement or order that allows an L4, and the tenant breaks it. Read the L1 guide →

What Is the L4 Form?

The L4's full name is the Landlord's Application to End a Tenancy and Evict a Tenant: Tenant Failed to Meet Conditions of a Settlement or Order. It comes from section 78 of the Residential Tenancies Act.

The usual story: you file an L1 for unpaid rent. In mediation or at the hearing, the tenant agrees to pay the arrears in instalments, and the agreement says you can file an L4 if they miss one. They miss one. Instead of starting over with a new N4 and waiting months for another hearing, you file the L4, and the LTB normally issues an eviction order without a hearing.

When Can You File an L4?

All four of these have to be true:

  1. You previously applied to the LTB to end the tenancy or evict the tenant, usually with an L1 or L2.
  2. That application ended in a settlement mediated by the LTB, or an LTB order that set conditions the tenant had to meet.
  3. The settlement or order says you can file an L4 if the tenant does not meet those conditions.
  4. The tenant missed one of those conditions within the last 30 days.

If your settlement or order has no L4 term, the L4 is not available. Read the document before you do anything else.

Repayment plans use the Payment Agreement Form

Since July 1, 2026, a repayment plan filed with the LTB has to be on the Board's mandatory Payment Agreement Form. On an L1, the form has an optional L4 term, and the tenant must initial it for it to count. Without the L4 term, a missed payment still lets you ask the Board to re-open the application within 30 days.Payment Agreement Form guide →

The 30-Day Deadline

File the L4 no later than 30 days after the tenant missed the condition. The clock starts on the day of the breach, such as the date a missed instalment was due, not the day you notice it. Your declaration has to describe a breach from within those 30 days.

What It Costs

Nothing, if you file through the Tribunals Ontario Portal. The LTB's fee schedule lists the L4 as no charge on the portal. For comparison, the L1 that usually comes before it costs $186 on the portal or $201 by mail, courier, or at ServiceOntario.

What to Attach

The LTB refuses an L4 that is missing any of these:

The completed L4 (every page except the information cover page)
A copy of the mediated settlement or order
A signed declaration saying which conditions the tenant missed and how. The LTB's declaration form is attached to the L4

Download the current L4 free from Tribunals Ontario (also listed on the LTB forms page). The portal walks you through the same questions if you file online.

Claiming Money on an L4

Part 3 of the form asks why you are applying. Pick Reason 1 alone, or Reason 2, 3 or both:

  • Reason 1, eviction only. Available whatever the earlier application was. You only fill in sections A and E of the declaration.
  • Reason 2, eviction plus rent. Only if the earlier application was an L1 and the settlement or order required rent or arrears payments. You can claim what is still unpaid under it, plus any rent that has come due since.
  • Reason 3, eviction plus damages. Only if the earlier application was an L2 and the settlement or order required payment for damages.

With Reason 2 or 3, you can add NSF charges: what your bank actually charged, plus an administration charge of up to $20 per cheque. The declaration also asks about any rent deposit you hold and every payment the tenant made under the settlement or order.

Work out the amount with our free Arrears Calculator

What Happens After You File

  1. No notice, usually no hearing. You do not have to warn the tenant before you file, and the LTB normally issues an order ending the tenancy without a hearing.
  2. The tenant gets 10 days. The tenant can file a Motion to Set Aside (Form S2) no later than 10 days after the order is issued. Filing it stays the order, so it cannot be enforced until the Board hears the motion.
  3. Enforcement. If there is no motion, or the Board does not set the order aside, you enforce it through the Court Enforcement Office (Sheriff), the same as any other eviction order.

Common Mistakes to Avoid

Filing an L4 instead of an L1

After an N4 expires, the application is the L1. The L4 follows a settlement or order, not a notice.

Missing the 30-day window

Count from the day of the breach. Put the date in your calendar the day the payment is missed.

Assuming the settlement allows an L4

It has to say so. On the Payment Agreement Form, the tenant must initial the L4 term.

Leaving out the settlement, order, or declaration

The LTB refuses the application if any of them is missing.

Relying on an informal payment plan

A handshake plan is not a settlement or order, so it gives you no L4.

Frequently Asked Questions

The L4 is the Landlord's Application to End a Tenancy and Evict a Tenant where the tenant failed to meet conditions of a settlement or order. You can use it when an earlier LTB application ended in a mediated settlement or an order with conditions, the tenant broke one of those conditions, and the settlement or order says you can file an L4 if that happens.
No. When the N4 termination date passes and the tenant has not paid, you file an L1. The L4 only comes later, if that L1 ends in a settlement or order that allows an L4 and the tenant breaks it.
No later than 30 days after the tenant failed to meet the condition. The clock starts on the day of the breach, such as the day a missed payment was due, not the day you notice it.
Nothing if you file through the Tribunals Ontario Portal. The LTB fee schedule lists the L4 as no charge on the portal. For comparison, an L1 costs $186 on the portal or $201 by other methods.
Usually not. You file without giving the tenant notice, and the LTB normally issues the eviction order without a hearing. The tenant can then file a Motion to Set Aside (Form S2) within 10 days of the order. Filing it puts the order on hold until the Board hears the motion.
A copy of the mediated settlement or order, and a signed declaration that says which conditions the tenant did not meet and how. The LTB attaches a declaration form to the L4. It refuses the application if either document is missing.
Sometimes. If the earlier application was an L1 and the settlement or order required the tenant to pay rent or arrears, you can also claim the unpaid arrears and any rent that has come due since. If it was an L2 that required payment for damages, you can claim the unpaid damages. NSF charges can be added in both cases.

Related Resources

L1 Application Guide

The application you file after an N4

Payment Agreement Form

Repayment plans and the optional L4 term

Arrears Calculator

Calculate exactly what is owed

How Long Eviction Takes

Every stage from notice to Sheriff

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