L2 Form: How to Complete Ontario's Application to End a Tenancy or Collect Money

The L2 is the Ontario Landlord and Tenant Board (LTB) application a landlord files to end a tenancy after giving the tenant any termination notice other than an N4. It is also used for abandonment, for a superintendent whose job has ended, and for money claims such as damage, unpaid utilities or overholding compensation while the tenant still lives in the unit. Most of the work is matching the right notice to the right deadline and attaching the documents each ground requires.

At a glance

What the L2 is for

The L2 has two halves, and you can use either or both.

Part 2: ending the tenancy. There are three reasons:

1. You gave a notice of termination, one of: - N5: interference, damage or overcrowding (ss. 62, 64, 67), including a second N5 under s. 68 - N6: illegal act, or misrepresenting income in rent-geared-to-income housing (ss. 60, 61) - N7: serious problems such as wilful damage, impaired safety, or interference in a small building where the landlord lives (ss. 63, 65, 66) - N8: end of period or term, including persistent late payment (s. 58) - N12: landlord's, purchaser's or family member's own use (ss. 48, 49) - N13: demolition, repairs or conversion (s. 50)
2. Abandonment (s. 79). The tenant must owe rent; under RTA s. 2(3) a unit is not abandoned if the tenant is not in arrears.
3. A superintendent's employment has ended, and they have not moved out within a week.

Part 3: collecting money. Available reasons:

• daily compensation for each day the tenant stays after the termination date (s. 86)
• NSF bank and administration charges, but only if you also claim daily compensation
• unpaid utilities the tenancy agreement required the tenant to pay (s. 88.2)
• the cost of repairing or replacing undue damage (s. 89)
• out-of-pocket expenses caused by substantial interference (s. 88.1)
• the extra rent owed because a tenant misrepresented income in rent-geared-to-income housing (s. 90)

The damage, utility, interference and income claims do not need a notice of termination. The form says plainly that you cannot use the L2 to collect rent arrears. Rent goes on an L1 or L9.

When to use it (and when not to)

• Non-payment of rent: use the N4 and the L1, not the L2.
• Persistent late payment: use the N8 and the L2. Since September 21, 2026, persistent late payment includes rent paid more than 7 days after the due date at least three times in any six-month period (O. Reg. 516/06, s. 8.1). A payment does not count as late if it was late only because you applied it to another amount, such as arrears. Other patterns can still qualify. Interpretation Guideline 10 confirms you can pursue an N4 and an N8 at the same time.
• The tenant gave notice or signed an N11 agreement: use the L3, not the L2.
• The tenant broke a settlement or order from an earlier application: use the L4 if the settlement or order allows it.
• The tenant has moved out: money claims go on an L10, filed within one year. You cannot file an L2 for a tenant no longer in possession except on the abandonment ground. The LTB will not accept an L2 money claim unless you confirm the tenant is in possession (Rule 6.6).

Deadlines and limitation periods

Notice periods, counted by excluding the day the notice is given and including the termination date, with 5 days added for mail:

The 30-day outer limit. An L2 based on any notice must be filed no later than 30 days after the termination date in that notice (RTA s. 69(2); Rule 6.9). The LTB cannot extend this deadline (O. Reg. 516/06, s. 56). If you miss it, you must serve a new notice.

Abandonment and superintendent claims. No notice is required. A superintendent's tenancy ends when the employment ends unless agreed otherwise, and the superintendent then has one week to leave; you cannot charge rent for that week.

Documents on the Portal. Upload the notice, the Certificate of Service and any affidavit or declaration with the application. If you cannot, they must be filed within 5 calendar days (Rules 4.4–4.5).

How to fill out the L2, section by section

The current form is version 2026/09. It has an eight-page application, Schedule A (N13), Schedule B (N12) and a Payment Information Form.

Part 1: General Information. - Unit and landlord: the rental unit's full address, the landlord's name or company name, and how the LTB should contact you. Checking Email consents to email for all applicants. Use a Schedule of Parties for extra landlords or tenants. - Tenants: the tenant names should match the notice. - "Is the tenant still in possession of the rental unit?" If you answer No, you can only proceed on the abandonment reason.

Part 2: Applying to End a Tenancy. - Reason 1: shade the box for each notice you are relying on and give the termination date in the notice. The LTB uses that date to check the 30-day deadline. - Reason 2 (abandonment): explain why you believe the unit was abandoned. Cover keys, belongings removed, mail not collected and attempts to contact the tenant. The tenant must owe rent. - Reason 3 (superintendent): give the date the employment ended.

Part 3: Applying to Collect Money. - Reason 1: daily compensation after the termination date. - Reason 2: NSF charges, available only with Reason 1. Give one row per cheque. The administration charge is capped at $20 per cheque, and the cheque amount itself is never included. - Rent and deposit: give the current rent, the deposit you hold, the date it was collected, and the last interest period. The LTB credits the deposit and interest when it ends the tenancy. - Reason 3 (utilities): one row per bill, showing the provider, bill date, period covered, total, amount paid by the tenant and amount owing. - Reason 4 (damage): the total, plus an item-by-item explanation of what was damaged and how each repair or replacement cost was calculated. Estimates are allowed if the work is not done. Normal wear and tear is not undue damage. - Reason 5 (substantial interference): only out-of-pocket expenses caused by the conduct, such as a false-alarm fire department charge. Do not use this reason for damage or utilities. - Reason 6 (rent-geared-to-income misrepresentation): the difference between the rent paid and the rent the true income would have required, with your calculation.

Part 4: Total Amount Owing. Add the totals from Part 3, plus the application fee you actually pay.

Part 5: Signature. The landlord, or a legal representative with their Law Society number, signs. A corporate landlord signs through an authorized director or officer (Interpretation Guideline 10).

Schedule A (N13 only). - Part A: say whether you have the building permits, or have taken all reasonable steps to get them. - Part B: say whether you paid the compensation by the termination date, the tenant accepted another unit, or you will pay by that date. Tick the box if you were ordered to do the work under a property standards by-law. - Part C: list every N12 or N13 you gave in the past two years for any unit, or tick the "none" box. - Part D: the tenant's right of first refusal. If, on or after Sept 21, 2026, a tenant gives written notice that they want to return, you must give written estimates of the completion date and updates, notify them when the unit is ready, and give 60 days to move back in where the work is completed on or after that date. If you do not, you are deemed to have failed to honour the right (s. 57.1(1.1)).

Schedule B (N12 only). - Part A, compensation: choose one option. The fourth option is "not required". It applies only to a landlord's-own-use N12 given on or after Sept 21, 2026 with a termination date at least 120 days after the notice was given and on the last day of a period or term (s. 48.1(2)). A purchaser's-own-use N12 always needs one month's compensation or an acceptable alternative unit. - Part B: the declaration requirement. - Part C: prior N12 and N13 notices.

On the Portal. The same questions appear on screen. Attach each supporting document in the upload step, and check everything before the "Ready to Submit" page; after that you cannot edit the draft. Tribunals Ontario does not publish the Portal's screens step by step, so follow its on-screen prompts.

Filing it

Every L2 needs the completed form and the fee. If it is based on a notice, you also need a copy of the notice and the Certificate of Service (O. Reg. 516/06, s. 53). In addition, depending on the ground:

• Second N5 (s. 68): a copy of the first N5 and its Certificate of Service.
• N6 after a first N5 the tenant voided: a copy of that N5 and its Certificate of Service.
• N12: Schedule B, and a declaration or sworn affidavit from each person who intends to move in. The person must state that they require the unit in good faith for their own residential use for at least one year (landlord's own use), or in good faith for their own residential use (purchaser's own use). The RTA requires the affidavit at the same time as the application, or the LTB must refuse to accept it (ss. 71.1, 72). A signed declaration confirming truth and acknowledging that a false declaration is an offence is accepted instead (s. 192.1; Rule 1.5). The LTB publishes Declaration and Affidavit forms.
• N13: Schedule A, and evidence of permits and compensation where required.
• N12 or N13: Part C of the schedule fully completed. The LTB will not accept the application otherwise (Rule 6.11).

Licensed lawyers and paralegals must file on the Portal. On an L2, the LTB serves the application and Notice of Hearing on the tenant. You must give your evidence (photos, invoices, bills, the tenancy agreement and witness statements) to the tenant and the LTB at least 7 days before the hearing (Rule 19.1).

Mistakes that get it refused, voided or dismissed

1. Filing more than 30 days after the termination date. The LTB will not accept it (Rule 6.9) and cannot extend the deadline (O. Reg. 516/06, s. 56). The notice is spent.
2. Filing a first-N5 application during the 7-day remedy period. It will not be accepted (s. 70; Rule 6.8). And if the tenant corrected the problem within the 7 days, the N5 is void.
3. A defective notice. Common faults are a wrong or too-short termination date, missing details, or a date that is not the end of a rental period on an N8, N12 or N13. Notices that do not meet the RTA are void and cannot be amended (Interpretation Guideline 10). The eviction claim is dismissed, although money claims may continue.
4. Confusing notices. Serving a voidable N5 and a non-voidable notice for the same conduct can make all of them defective. The test is whether a reasonable tenant would be confused (Interpretation Guideline 10).
5. A second N5 based on the first N5's events. It must rest on new conduct occurring more than 7 days but less than 6 months after the first N5 was given. If it relies only on the first N5's incidents, it is invalid.
6. No N12 declaration or affidavit at filing. The application is refused (s. 71.1(2)). A declaration that leaves out "good faith" or the one-year period invites a substantial-compliance fight at the hearing.
7. Incomplete Part C of Schedule A or B. The application is not accepted (Rule 6.11). Leaving out a prior N12 or N13 is also an offence risk.
8. Unpaid compensation. For an N12 or N13, the LTB cannot issue an eviction order until the required compensation is paid or an acceptable unit is offered (s. 83(4)). Compensation is due by the termination date.
9. Claiming rent arrears on the L2. Arrears belong on an L1 or L9. Claiming NSF charges without claiming daily compensation is also not permitted.
10. Abandonment with no arrears. Under s. 2(3) a unit is not abandoned while the rent is paid.
11. Using an old L2 on or after November 30, 2026. Versions dated before 2026/09 will not be accepted.

What happens next

The LTB serves the tenant and schedules a hearing. You must prove the ground, the notice and service on every tenant, and each amount claimed.

Before ordering eviction, the LTB must consider refusing or delaying it (RTA s. 83). Since September 21, 2026, without your consent it can postpone enforcement only if that would not be unfair to you or other tenants and there are compelling grounds. On N12 and N13 applications, only the "not unfair" test applies (O. Reg. 516/06, s. 8.4).

After an own-use N12, the person should normally move in within 60 days of the termination date (or of the tenant's move-out, if later). Otherwise, bad faith is presumed on a T5 filed on or after September 21, 2026, though the landlord can rebut it (RTA s. 57(6.1), (7); O. Reg. 240/26).

You have 15 days to request a review of an order issued on or after July 1, 2026. File an eviction order with the Court Enforcement Office within six months (s. 81).

Recent changes

• September 21, 2026: the L2 and its instructions were updated, and versions dated before 2026/09 will not be accepted as of November 30, 2026. The same day brought the persistent-late definition, the 120-day no-compensation N12, the N13 reoccupation notices, the "compelling grounds" test for delaying eviction, and updated Interpretation Guidelines 10 and 12.
• July 1, 2026: the deadline to request a review fell from 30 days to 15 for orders issued on or after that date.

Frequently asked questions

How long do I have to file an L2 after my notice?

No more than 30 days after the termination date in the notice. The LTB cannot extend it. For most notices you can file as soon as the notice is given; a first N5 must wait for the 7-day remedy period to pass.

Can I claim damage on the same L2 as the eviction?

Yes. Interpretation Guideline 10 says that if you want both termination and compensation for the same events, you must claim both on the L2. Explain each item and disclose photos and invoices 7 days before the hearing.

Do I need an affidavit for an N12 eviction?

Yes. The person moving in must provide a sworn affidavit or a signed declaration, filed with the application. Without it the LTB must refuse the application.

What counts as persistent late payment now?

Rent paid more than 7 days late at least three times in any six-month period, ignoring payments that were late only because you applied them to other debts. Other patterns can still count.

Can I use the L2 if the tenant already moved out?

Only to have the LTB confirm an abandonment. For money a former tenant owes, use the L10 within one year of move-out.

Official sources

• Form L2 (2026/09) and L2 Instructions
• Residential Tenancies Act, 2006, ss. 2, 44, 48–50, 57, 57.1, 58–73, 79, 81, 83, 86, 88.1–90, 192.1
• O. Reg. 516/06, ss. 8.1, 8.4, 17, 53, 56
• O. Reg. 240/26 (Prescribed Period of Time)
• LTB Rules of Procedure, Rules 1.5, 4.4–4.5, 6.6–6.11, 19
• Interpretation Guideline 10 and Interpretation Guideline 12
• LTB Operational Update, September 21, 2026
• LTB Forms, filing and fees

Last reviewed October 31, 2026. This page is general information, not legal advice for your situation. Always use the current version of the form from the LTB.