The L1 Application to Evict a Tenant for Non-Payment of Rent and to Collect Rent the Tenant Owes is the form Ontario landlords file after serving a valid N4 notice. It is one of the most frequently used applications at the Landlord and Tenant Board (LTB), and also one of the most commonly rejected or dismissed when completed incorrectly.
This guide walks through each section of the L1 form, explains the prerequisites you must satisfy before filing, and highlights the errors that most often delay or defeat a landlord's case. The instructions below are based on the official L1 form instructions published by Tribunals Ontario.
When to Use the L1 Application
Use the L1 when a tenant still lives in the rental unit, owes rent, and you want to both end the tenancy and collect the money owed up to the date the tenant moves out.
The L1 is not the right form if:
- The tenant has already moved out (you may need to pursue the debt in court instead)
- The tenant paid the full amount required to void the N4 before you file
- You only want to collect rent without seeking eviction (consider the L9 application instead)
You may also include NSF cheque charges in your L1 if the tenant's cheque bounced and they have not reimbursed you for the bank fee and your administration charge.
Prerequisites: What You Must Do Before Filing
Before completing the L1, you must have already:
- Served a valid N4 Notice to End Your Tenancy for Non-Payment of Rent
- Waited until the day after the termination date on the N4
- Confirmed the tenant has not paid the amount required to void the notice
If the tenant pays everything owed before you file, you cannot proceed with the L1. If your N4 contains errors in the rent calculation, address, or notice period, fix the notice before filing — a defective N4 will undermine your entire application.
When you file, you must include:
- The completed L1 application
- A copy of the N4 notice you served
- A Certificate of Service showing how and when you gave the tenant the N4
- The application fee
How to File: Tribunals Ontario Portal vs. Paper
The LTB strongly encourages online filing through the Tribunals Ontario Portal. The portal walks you through each field and processes payment electronically. If you use paper forms, print clearly, stay within the box boundaries, and shade circles completely — the form is read electronically.
Part-by-Part Instructions
Part 1: Address of the Rental Unit
Enter the complete address, including the unit or apartment number and postal code. This address must match the N4 notice exactly. Omitting a unit number is one of the most common reasons applications are delayed or challenged.
If a street direction does not fit in the provided spaces, use standard abbreviations: NE, NW, SE, or SW.
Part 2: Total Amount the Tenant Owes
Do not fill in Part 2 until you have completed Parts 5 and 6. The total in Part 2 must match the "Total Amount Owing" calculated in Part 6. Enter the date you are filing the application.
This sequencing matters: many landlords rush to Part 2 and enter an incorrect figure, then discover the mismatch at the hearing.
Part 3: General Information
Complete the landlord and tenant contact details. If there are more than two tenants or more than one landlord, list the primary parties here and attach a Schedule of Parties for the rest.
In the Related Applications section, disclose any other unresolved LTB applications involving this rental unit.
Part 4: Reasons for Your Application
Shade the boxes indicating you are seeking eviction for non-payment and collection of rent owed. Confirm:
- The tenant still lives in the unit on the filing date
- How often rent is paid (monthly, weekly, or other)
- Details about any last month's rent deposit, including the amount held, the date collected, and any interest paid
The LTB will subtract any rent deposit and interest you owe the tenant from the amount the tenant owes you. Omitting deposit information can lead to incorrect order amounts.
Part 5: Details of the Landlord's Claim
This is the heart of the L1. Accuracy here determines whether you succeed.
Section 1: Rent Owing Table
List each rental period for which rent is unpaid. For each row, show:
- The rental period dates
- Rent charged
- Rent paid
- Rent still owing
Key rules:
- Include all rent owing up to your filing date, not just the amount on the N4 if additional periods have accrued
- Only include amounts that qualify as "rent" under the Residential Tenancies Act — not late fees, damage charges, or utility bills paid directly to a utility company
- If more than three periods are owed, you may combine periods in the first or second row, but the last completed row must show the most recent rental period separately
Section 2: NSF Cheque Charges
If applicable, complete a separate row for each bounced cheque. Include the cheque amount, date, bank NSF charge, and your administration charge. The maximum administration charge under the Act is $20 per cheque. Add bank charge and administration charge together for each row — do not include the cheque amount itself in the total charge column.
Leave this section blank if no NSF charges apply.
Part 6: Total Amount Owing
Transfer totals from Part 5, add the application fee, and calculate the grand total. Copy this figure into Part 2.
The LTB can order a maximum of $50,000 on this application. If you believe the tenant owes more, you may need to pursue the excess in court instead.
Part 7: Signature and Payment
Only the landlord or a licensed representative (lawyer or paralegal) may sign. Complete the payment information form and pay the filing fee at the time of submission. Fee waiver applications are available for eligible applicants.
Common Mistakes That Cost Landlords Their Cases
Filing Too Early
You cannot file the L1 until the day after the N4 termination date. Filing early is a procedural defect that can result in dismissal.
Mismatch Between N4 and L1 Amounts
The rent figures on your L1 should align with your N4 and expand to include any new arrears since the notice was served. Inconsistent calculations invite challenges at the hearing.
Incorrect Rent Period Formatting
The last row of the rent table must reflect the most recent unpaid period individually. Combining that final period with earlier arrears in a way that obscures the current balance is a frequent error.
Missing Certificate of Service
Without proof of how and when you served the N4, the LTB cannot confirm your notice was validly delivered. Always file the Certificate of Service with your application.
Forgetting the L1/L9 Information Update
If rent continues to accrue after you file, you must serve and file an L1/L9 Information Update before your hearing to claim additional arrears. Failing to update can mean you cannot collect rent that became owing after the original filing date.
Including Non-Rent Charges
Utility bills the tenant pays directly to the provider, property taxes, insurance, and damage deposits are not rent. Including them in the L1 rent table can invalidate your claim for those amounts.
After You File
Once accepted, the LTB schedules a hearing and serves the tenant. Be prepared to present:
- Your rent ledger or payment records
- Copies of the lease and any rent increase notices
- Bank records for NSF charges
- Evidence of the N4 service
At the hearing, the member may grant a standard eviction order, a section 78 conditional order (allowing a faster eviction application if the tenant defaults on a payment plan), or dismiss your application if procedural or calculation errors are found.
When to Get Professional Help
The L1 looks straightforward, but the interaction between N4 notices, rent ledgers, deposit credits, and filing deadlines creates room for costly errors. If your case involves partial payments, disputed rent amounts, multiple tenants, or significant arrears, professional guidance can make the difference between a timely order and months of additional delay.
RentZen connects Ontario landlords and tenants with experienced paralegals who handle LTB applications every day. Browse qualified professionals at /paralegals, or review how similar non-payment cases were decided in our /case-study collection.
Conclusion
The L1 application is the bridge between your N4 notice and an enforceable eviction order. Success depends on precise rent calculations, strict adherence to filing timelines, and complete supporting documentation. Work through the form in order — Parts 5 and 6 before Part 2 — double-check every figure against your ledger, and file through the Tribunals Ontario Portal whenever possible.
A carefully completed L1 protects your right to collect unpaid rent and move forward with the eviction process. A rushed or inaccurate one can send you back to square one.
