How to Complete LTB Forms (T2, T6, L1, L2)
The Landlord and Tenant Board (LTB) process can feel like a maze of paperwork. Whether you’re a tenant requesting repairs or a landlord pursuing unpaid rent, selecting the appropriate form is the crucial first step toward resolving the issue. In this post, we review the four most common LTB applications for landlords and tenants, and explain what they are, when to file them, the issues they cover, and common mistakes to avoid.
What is a T2 Form?
Form: T2 – Application About Tenant Rights.
Who files it: Current or former tenants.
When to file it: Within one year of incidents wherein your landlord or an agent of the landlord (e.g., property manager) has violated your rights.
Common Issues Covered:
Harassment;
Coercion (e.g., demanding unlawful rent increases with threats);
Illegal entries;
Changing the locks without giving you a key;
Interfering with your reasonable enjoyment of the unit;
Failing to take reasonable steps to put a stop to interference with reasonable enjoyment; and
Withholding or interfering with vital services.
Common Errors to Avoid:
Failing to list incident dates;
Failing to list dates when issues were brought to the landlord’s attention (e.g., noisy neighbours, property manager misconduct, etc.); and
Waiting until over a year has passed to file regarding specific incidents.
Potentially Remedies:
Orders for compliance;
Rent abatement;
General damages; and
Fines.
What is a T6 Form?
Form: T6 – Tenant Application About Maintenance.
Who files it: Current or former tenants.
When to file it: Within one year of when a maintenance issue was discovered and your landlord failed to timely address it. Divisional Court case law also appears to maintain that ongoing issues are also acceptable, even if no filing was made within one (1) of when the issue was discovered.
Common Issues Covered:
Leaks;
Mold;
Broken appliances;
Broken windows; and
Deteriorating conditions.
Common Errors to Avoid:
Failing to list dates when issues were brought to the landlord’s attention;
Waiting until over a year has passed to file regarding specific incidents;
Filing claims for matters which were addressed in a timely manner; and
Living with issues that could be fixed quickly while waiting for an order for compliance, rather than arranging for them to be addressed and then seeking out of pocket costs.
Remedies:
Orders for compliance;
Rent abatement;
Out of pocket expenses;
General damages; and
Fines.
What is an L1 Form?
Form: L1 – Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes.
Who files it: Landlords.
When to file it: When the tenant owes you rent and you want to end the tenancy and evict the tenant, and collect the money the tenant owes you up to the date they move out of the rental unit.
Common Errors to Avoid:
Filing before the end of the N4’s notice period, as applicable;
Failing to write the full unit address (including unit number) in the box provided;
Messing up the rent owing numbers; and
Not writing the most rent rental period’s rent owing in the last completed row of the box provided (the first and/or second can cover more than one rental period).
Remedies:
Eviction; or
A s. 78 order permitting the landlord to apply to the LTB for the tenant’s eviction without a hearing in the event of further failure to timely pay rent.
What is an L2 Form?
Form: L2 – Application to End a Tenancy and Evict a Tenant or Collect Money.
Who files it: Landlords.
When to file it: If you wish to end a tenancy and evict a tenant, after you gave the tenant a notice for reasons other than non-payment, such as:
N5 (damage/disturbing others);
N6 (illegal acts/misrepresenting income);
N7 (severe misconduct or interference where landlord occupies the same property);
N8 (end of term);
N12 (landlord’s own use); or
N13 (demolition/renovation).
You generally must file the L2 no later than 30 days after the termination date listed on the notice you gave the tenant, and you must complete a Certificate of Service showing how and when you gave the tenant the Notice.
Common Errors to Avoid:
Messing up your notice form somehow;
Failing to disclose previous N12s and/or N13s served in the past two (2) years (only applicable with respect to L2s used for eviction based on an N12 or N13); and
In the case of N5s, it is often preferable to file an L2 after a second N5 has been served, otherwise much of the case may focus on whether the first N5s voiding period was violated or not, potentially resulting in dismissal on preliminary grounds.
Remedies:
Eviction
An order requiring the tenant to cease problematic conduct or face eviction; and
Out of pocket costs.
Conclusion
Although we no longer handle these applications, if you need help, we invite you to consult our paralegal referrals page. And if you’re unhappy with the outcome of your hearing, we do assist with reviews and appeals (see our housing practice page for more info); you can book a consultation to discuss obtaining our assistance with this using the button below.