How to File a T6 Application for Maintenance Problems

Before you start: confirm a T6 fits your problem

A T6 application — the "Tenant Application About Maintenance" — is generally the form a tenant uses to ask the Landlord and Tenant Board (LTB) to order a landlord to make repairs, comply with maintenance or health and safety standards, or pay compensation for a maintenance problem that has already affected the tenant. It generally covers things like a persistent leak, broken heating or cooling, pest infestations, broken appliances the landlord is responsible for, or a building that has fallen out of compliance with municipal property standards. If the dispute is instead about the landlord's conduct — illegal entry, harassment, or a bad-faith notice — a T2 application is generally the better fit instead. Our guide on requesting repairs the right way covers the groundwork that generally should happen before a T6 is ever filed.

Before filing, it's worth understanding that the LTB generally expects a tenant to have given the landlord a real opportunity to fix the problem first. A T6 filed the same day a problem is noticed, without any prior written request, is generally at a disadvantage compared to one supported by a documented history of requests that went unaddressed. That said, waiting indefinitely isn't necessary either — once you've given the landlord written notice and a reasonable amount of time to respond, you can generally proceed with filing even if the problem hasn't been fully resolved, particularly where the delay itself is becoming unreasonable given the nature of the issue.

Step 1: Document the problem thoroughly

Start building a record as soon as the issue appears, since the LTB generally relies heavily on dated, specific documentation rather than general descriptions:

1. Photograph or video the problem, including close-ups and wider shots that show the location within the unit.
2. Note the date you first noticed the issue and any changes in severity over time.
3. Keep a simple dated log each time the problem affects your use of the unit — for example, each night a heating failure made the unit uncomfortably cold.
4. Collect any receipts for costs you incurred because of the problem, such as a space heater, laundromat visits, or spoiled food from a fridge failure.

Where the problem is intermittent — a leak that only appears during heavy rain, or a heating system that cuts out at unpredictable times — a log that captures each specific occurrence tends to be far more persuasive than a general statement that the problem happens "often." Recording the date, approximate time, and what you observed each time generally builds a pattern the LTB can actually evaluate, rather than asking an adjudicator to take your general impression of frequency at face value.

Step 2: Give the landlord written notice first

Before filing, send the landlord (or property manager, or superintendent) written notice of the problem, even if you've already mentioned it verbally. A text message, email, or letter generally works, as long as it's dated and you keep a copy. Where possible:

1. Describe the problem specifically, including when it started and how it's affecting the unit.
2. Ask for a specific, reasonable timeframe for the repair to be addressed.
3. Follow up in writing if the deadline passes without action, and keep each message.

This written record generally becomes some of the most persuasive evidence at a hearing, since it shows the landlord had fair notice and a reasonable opportunity to respond before the LTB was asked to get involved.

Step 3: Build your evidence file

Beyond the photos and written notices already gathered, a well-supported T6 generally benefits from:

1. Any inspection reports or orders from the municipality's property standards or bylaw department, if you've contacted them.
2. Witness statements from other tenants in the building experiencing a similar problem, where relevant.
3. A clear summary of how long the problem has existed and what impact it has had on your use of the unit.
4. A reasonable, documented estimate of any compensation you're seeking, tied to the severity and duration of the problem rather than a round number chosen without a clear basis.

Our overview of repairs and maintenance obligations in Ontario explains the general standard a landlord is expected to meet, which can help frame how you describe the problem on the application itself. If you're seeking a rent abatement specifically, framing the request as a percentage of rent for the affected period — reflecting roughly how much the problem reduced your ability to use the unit — is often easier for an adjudicator to assess than an unexplained flat dollar figure, since it ties the number back to the severity you've already documented.

Step 4: File the T6 through the Tribunals Ontario Portal

The T6 is generally filed online through the Tribunals Ontario Portal:

1. Create or log into your portal account and select the T6 application.
2. Enter the rental unit address and the landlord's legal name and current address.
3. Select the specific maintenance grounds that apply and complete the narrative with your documented timeline.
4. Upload your photos, written notices, and any other supporting documents where the portal allows attachments.
5. Review the current filing fee and any available fee waiver information on the portal.
6. Submit the application and keep the confirmation number and a copy of everything filed.

What happens after you file

Once the T6 is accepted, the LTB will generally schedule a hearing and notify the landlord directly, without requiring you to serve them personally. Either side may request mediation before the hearing as a way to resolve the issue without a full hearing; our comparison of mediation vs. a hearing at the LTB explains how that process generally works. At the hearing, you generally need to show, on a balance of probabilities, that the problem existed, that the landlord was responsible for fixing it, and that you gave reasonable notice. If the LTB is satisfied, it may order the landlord to complete repairs by a specific date, pay a rent abatement for the period the problem existed, or both; the LTB hearing guide covers the general hearing process in more detail.

Common mistakes that cause delay or rejection

A few recurring issues generally weaken a T6 application:

1. Filing without any written notice to the landlord beforehand.
2. Relying on verbal complaints alone, with no dated record.
3. Vague descriptions of the problem instead of specific dates and photos.
4. Asking for compensation without a clear, documented basis for the amount.
5. Letting the problem go undocumented for long stretches, making it harder to establish a clear timeline.
6. Forgetting to keep copies of everything submitted to the portal.

For serious health and safety issues, or where a landlord has been unresponsive for an extended period, contacting the municipality's property standards department alongside filing a T6, and speaking with a paralegal, lawyer, or community legal clinic, is generally a sound additional step.

Frequently Asked Questions

Related reading

Reviewed by Ryan J. Manilla, BA, JD

Legal Reviewer · Landlord Tenant Ontario