The L1 Application to Evict a Tenant for Non-payment of Rent is the formal process a landlord must follow at the Landlord and Tenant Board to evict a tenant who has not paid rent. It is the second step in the non-payment process - the first being the N4 Notice.
This guide walks through the entire process: the prerequisites, how to file, what happens between filing and the hearing, and what orders the Board can make. It also covers what tenants should know about responding.
Before You Can File: The N4 Requirement
You cannot file an L1 without first serving a valid N4 Notice to End a Tenancy Early for Non-payment of Rent. The N4 must have been properly served and the 14-day voiding period must have expired without the tenant paying the full amount owed.
If the tenant paid in full before the termination date on the N4, that notice is void and you must start over. If they paid nothing - or paid only part of what was owed - you may proceed with the L1.
Read our complete N4 guide for the detailed requirements on the notice itself.
The L1 Process: Step by Step
Complete the L1 Form
The L1 Application is available through Tribunals Ontario. It asks for the unit address, tenant names, the dates of unpaid rent, the amounts owed, and details about the N4 Notice you served. You can file online through the LTB's e-filing portal or in person at an LTB office.
Pay the Filing Fee
The filing fee for an L1 application is $201 as of 2025 — verify the current amount at Tribunals Ontario's fee schedule before filing, as fees are subject to change. This fee is not waived if the application is unsuccessful, but if you are granted an order and the tenant is ordered to pay costs, the filing fee is typically included in the amount awarded.
Receive the Notice of Hearing
Once the LTB processes your application, both parties receive a Notice of Hearing - the date, time, and format of the hearing. Most LTB hearings are now conducted by videoconference. Hearing dates vary by location; in high-volume areas, it can take several weeks to a few months to receive a hearing date.
Prepare Your Evidence
The LTB will want to see: the original lease, the N4 Notice and proof of service, rent ledger or payment history, and any correspondence with the tenant about the arrears. Organize your documents with numbered tabs. You'll need to be able to refer to them quickly during the hearing.
Attend the Hearing
Most LTB L1 hearings are block-scheduled with other landlord applications on the same day. An adjudicator will hear your application, ask questions, and give the tenant an opportunity to respond. Having a paralegal represent you at the hearing significantly improves your ability to present evidence and respond to procedural challenges.
Receive the LTB Order
The adjudicator may issue a decision at the hearing or in a written order delivered within a few days. The order will state whether eviction is granted, the amount of arrears the tenant owes, and the date by which the tenant must either pay or vacate.
What Orders Can the LTB Make?
On a successful L1 application, the LTB can issue:
Standard Order (Pay or Vacate)
The most common result. The tenant is given a specific date by which they must pay all rent owed plus the filing fee, or vacate the unit. If they pay, the eviction is stayed. If they don't pay and don't leave, the landlord can enforce the eviction through the Sheriff.
Non-Remedial Order (Eviction Without Pay Option)
In limited circumstances - typically where the tenant has previously received a pay-or-vacate order - the LTB can issue an eviction order without giving the tenant the option to void it by paying. This is sometimes called a "non-remedial" order.
Order for Payment Only (No Eviction)
If the tenant has paid the rent owed by the hearing date (but did not pay within the 14-day N4 period), the Board may not grant eviction but can still order the tenant to pay the filing fee and any costs.
Updating the Application for New Arrears
Between the time you file and the hearing date, more rent may go unpaid. You can update the L1 to include these additional arrears. Keep a current ledger showing all payments and unpaid amounts, and be prepared to update the adjudicator at the start of the hearing.
If the Tenant Doesn't Attend
If the tenant fails to appear at the hearing and you have proof of proper service of the N4 and the Notice of Hearing, the hearing will typically proceed without them. The adjudicator will hear your evidence and may grant the order on an uncontested basis.
Enforcing the Order
An LTB order granting eviction does not mean the tenant will leave. If the tenant remains in the unit after the eviction date and has not paid, you must file the order with the Sheriff's office to have it enforced. The Sheriff charges a fee and will schedule an enforcement date. Landlords are not permitted to change locks, remove the tenant's belongings, or cut off utilities without going through this process. Self-help evictions are illegal in Ontario and can result in significant penalties.
Related Guides
- Understanding the N4 Notice — the required first step before an L1 can be filed
- What to Expect at an LTB Hearing — how hearings run and how to present your evidence
- How to Fight an Eviction — the tenant's perspective on L1 proceedings
Need Help With an L1 Application?
Jolanta handles L1 applications from initial N4 through the LTB hearing. Call to discuss your situation and what representation would involve.
Call 226-240-4460