The L2 Application to End a Tenancy and Evict a Tenant or Collect Money is the form Ontario landlords use after serving termination notices for reasons other than non-payment of rent. Whether you served an N5 for substantial interference, an N12 for personal use, or an N13 for demolition, the L2 is how you ask the Landlord and Tenant Board (LTB) to enforce that notice.
Unlike the L1, which follows a single path after an N4, the L2 covers a wide range of scenarios — each with its own procedural requirements. This guide explains when to use the L2, how to complete each section, and the mistakes that most often derail landlord applications. Instructions are drawn from the official L2 form instructions and Tribunals Ontario filing guidance.
When to Use the L2 Application
File the L2 when you want the LTB to:
- End a tenancy and evict after serving an N5, N6, N7, N8, N12, or N13 notice (not an N4)
- End a tenancy because you believe the tenant abandoned the unit
- End a tenancy because a superintendent's employment ended and they remain in the superintendent's unit
- Collect money the tenant owes for daily compensation after the termination date, NSF charges, unpaid utilities, property damage, substantial interference expenses, or income misrepresentation in a rent-geared-to-income unit
You cannot use the L2 to evict for non-payment — that requires the L1 after an N4. You also cannot use the L2 to collect money from a tenant who has already moved out (the L10 application may apply instead).
Critical Deadline: 30 Days After Termination
If you are filing the L2 based on a Notice to End Your Tenancy, you must file no later than 30 days after the termination date on that notice. Missing this deadline is fatal — the LTB cannot grant your application even if your notice was otherwise valid.
Before filing, confirm:
- Your notice form was completed correctly
- You served it using a permitted method
- You have a Certificate of Service documenting when and how the notice was delivered
- You are within the 30-day filing window
Prerequisites by Notice Type
Each notice carries different waiting periods and voiding rules:
| Notice | Typical Use | Key Timing Note |
|---|---|---|
| N5 | Interference, damage, overcrowding | First N5 is voidable in 7 days; consider filing after a second N5 |
| N6 | Illegal acts, income misrepresentation | Non-voidable; specific notice periods apply |
| N7 | Serious problems (landlord lives on premises) | Shorter notice period; non-voidable |
| N8 | Persistent late payment | Termination at end of term |
| N12 | Landlord/purchaser/family member requires unit | Compensation and good faith requirements |
| N13 | Demolition, repair, conversion | Compensation and permit requirements |
For N5 notices specifically, filing after a second N5 is often stronger than filing after a first N5, because a first N5 can be voided if the tenant stops the conduct within seven days — and much of the hearing may focus on whether the voiding period was respected.
How to File
File online through the Tribunals Ontario Portal whenever possible. Include:
- The completed L2 application
- A copy of the notice you served
- The Certificate of Service
- The application fee
- Any required schedules (Schedule A for N13 applications; N12/N13 disclosure forms)
Part-by-Part Instructions
Part 1: General Information
Enter the complete rental unit address, landlord and tenant names, and contact details. Confirm whether the tenant still lives in the unit on the filing date — the tenant must generally remain in possession unless you are applying for abandonment.
Disclose any related unresolved LTB applications involving this unit.
Part 2: Applying to End a Tenancy
Shade the reason that applies:
Reason 1 — Notice served: Indicate which notice(s) you gave (N5, N6, N7, N8, N12, or N13) and enter the termination date from the notice.
Reason 2 — Abandonment: Explain why you believe the tenant abandoned the unit. The tenant must also be in rent arrears.
Reason 3 — Superintendent's unit: Enter the date the superintendent's employment ended. The tenant has seven days from that date to vacate without owing rent for that period.
Part 3: Applying to Collect Money
You may seek money claims alongside eviction or on their own. Available claims include:
- Daily compensation for each day the tenant remains after the termination date
- NSF cheque charges (bank fee plus up to $20 administration per cheque — only when also claiming daily compensation)
- Unpaid utility costs (heat, electricity, water the tenant was required to pay under the lease)
- Damage compensation for willful or negligent undue damage (not normal wear and tear)
- Substantial interference expenses (e.g., fire department charges from a false alarm)
- Income misrepresentation in rent-geared-to-income units
For each claim, complete the relevant tables with specific dates, amounts, and calculations. Provide copies of utility bills, repair estimates, and other evidence to the tenant and LTB before the hearing deadline.
The LTB maximum on money claims is $50,000. Include rent deposit and interest information — the Board will offset amounts you owe the tenant.
Part 4: Signature
The landlord or licensed representative signs and pays the filing fee. Request accommodation or French-language services if needed.
Special Requirements for N12 and N13 Applications
N12 Personal Use and Purchaser Claims
If your L2 is based on an N12 notice, you must disclose every N12 and N13 notice you served in the past two years — for this unit or any other unit you own. For each prior notice, provide the date, address, intended occupant (for N12), and outcome.
Failure to disclose prior notices is a common reason N12 applications fail. The LTB evaluates whether you served the notice in good faith, and undisclosed history undermines your credibility.
You must also demonstrate compliance with N12 compensation requirements (one month's rent or an accepted alternative unit offer, depending on the circumstances).
N13 Demolition, Repair, or Conversion
Complete Schedule A if you are applying based on an N13. This schedule covers:
- Permits: Whether you have obtained required municipal permits or taken all reasonable steps to obtain them
- Compensation: Whether you paid the required compensation (amount varies by number of units and reason for termination) or offered an acceptable alternative unit
- Previous N12/N13 notices: Same two-year disclosure requirement as N12 applications
The LTB will not issue an eviction order on an N13 application if compensation has not been paid or properly offered by the termination date.
Common Mistakes That Doom L2 Applications
Filing After the 30-Day Deadline
This is the most common procedural failure. Mark your calendar on the day you serve the notice — not the day the tenant was supposed to move out.
Defective Underlying Notice
An L2 cannot cure a bad notice. Errors in the N5, N12, or other notice — wrong dates, insufficient details, incorrect unit address — will defeat the application regardless of how well you complete the L2.
Filing After a Voidable N5 Was Voided
If you served a first N5 and the tenant corrected the behaviour within seven days, that notice is void. Filing an L2 based on a voided notice will fail.
Missing Certificate of Service
As with the L1, you must prove proper service of your termination notice. Without a Certificate of Service, the application may be refused.
Incomplete N12/N13 Disclosure
Landlords frequently omit prior N12 or N13 notices from other properties. The form requires disclosure of all such notices served in the past two years, regardless of which unit they concerned.
Claiming Non-Qualifying Expenses
Do not use the substantial interference category for damage or unpaid utilities — those have dedicated claim sections. Mixing categories can result in those amounts being denied.
Wrong Application for Moved-Out Tenants
If the tenant vacated and you only want to collect money, the L10 (for former tenants who moved out within the past year) may be the correct form, not the L2.
After You File
The LTB schedules a hearing and serves the tenant. Prepare:
- The notice and Certificate of Service
- Evidence supporting your allegations (photos, witness statements, correspondence)
- Compensation payment records (N12/N13)
- Permits and contractor estimates (N13)
- Disclosure of prior N12/N13 notices
At the hearing, the member may grant eviction, issue a conditional order requiring the tenant to stop certain conduct, award money claims, or dismiss the application on procedural or substantive grounds.
When to Get Professional Help
L2 applications involve more legal complexity than L1 filings. Notice validity, good faith requirements, compensation rules, and evidence standards vary significantly by notice type. An error at any stage can cost months of lost rent and legal fees.
RentZen helps Ontario landlords and tenants connect with paralegals experienced in LTB eviction applications. Find qualified representation at /paralegals, and explore outcomes from similar cases in our /case-study archive.
Conclusion
The L2 is the landlord's primary tool for enforcing termination notices beyond non-payment of rent. Its breadth — covering everything from neighbour disputes to personal-use evictions — means there is no one-size-fits-all approach. Match your L2 to the correct notice type, respect the 30-day filing deadline, complete all required disclosures, and support every claim with documented evidence.
Precision in both the underlying notice and the L2 application itself is what separates successful eviction cases from dismissed ones.
