How to File an L2 Application to End a Tenancy
A step-by-step walkthrough of the application and hearing process for grounds other than unpaid rent.
For Landlords
On this page
- Before you start: confirm your notice and your ground
- Step 1: Confirm the notice period has expired
- Step 2: Organize your evidence before you file
- Step 3: Complete the L2 application
- Step 4: File the application and pay the fee
- What happens after you file
- Preparing for the hearing
- Common mistakes that cause delay or rejection
Before you start: confirm your notice and your ground
An L2 application asks the Landlord and Tenant Board (LTB) to end a tenancy on grounds other than straightforward non-payment of rent — for example, following an N5 (interference, damage, or persistent late payment), N6 (illegal act), N7 (serious problem), N8 (end of term), N12 (landlord's own use or purchaser's use), or N13 (demolition, conversion, or repairs requiring vacant possession) notice. Before filing, confirm exactly which notice you served, that it was filled out correctly for that specific ground, and that it was served properly on every tenant named on the tenancy agreement.
Because L2 covers several different grounds, the evidence and strategy needed can vary considerably. Reviewing the difference between an L1 and L2 application before you start is useful if you're not entirely sure which application type matches your situation, since filing the wrong one can mean starting the process over.
Key point
The correct notice must generally be served and its notice period must generally have expired before an L2 application relying on that notice can be filed. Filing early is a common and avoidable reason for delay.
Step 1: Confirm the notice period has expired
Each ground that can support an L2 has its own minimum notice period, and some differ significantly from others:
- Check the specific notice form you served and confirm the termination date gives at least the minimum period required for that ground.
- Confirm how the notice was served and keep whatever proof of service exists, since this can be challenged by the tenant.
- If the ground allows the tenant to void the notice by correcting a problem (some N5 situations, for example), confirm whether that opportunity was given and whether it passed without correction.
- Confirm the notice period has fully run before filing — filing too early is one of the most common reasons an L2 is rejected or returned for correction.
Step 2: Organize your evidence before you file
Because the underlying grounds for an L2 vary so much, the evidence you'll need varies too. For an N5-based application, gather evidence of the specific damage, interference, or late-payment pattern, including dates, photos, and any prior written warnings. For an N12, gather evidence supporting the good-faith intention to occupy the unit, such as who intends to move in and why. For an N13, gather the relevant permits, contractor information, or details supporting the claim that vacant possession is genuinely required. Whatever the ground, organize your evidence chronologically and keep it consistent with what's described on the notice itself, since inconsistencies between the notice and the evidence presented at a hearing can undermine the application.
It also generally helps to think ahead to what the tenant might say in response, and to gather evidence that addresses the most likely counter-arguments rather than only the evidence that supports your own account. For an N5 situation, this might mean keeping a record of whether any warning notices gave the tenant a genuine chance to correct the problem. For an N12 or N13 situation, it often means being ready to explain why the specific unit, rather than some other arrangement, is genuinely required for the stated purpose. Thinking through these questions before filing, rather than for the first time at the hearing, generally makes the whole process more efficient.
Step 3: Complete the L2 application
Work through the form carefully:
- Select the correct ground and notice type the application relies on.
- Enter the tenant's and landlord's names and the rental unit address exactly as they appear on the lease and the notice.
- Attach a copy of the relevant notice and any proof of service.
- Describe the facts supporting the application clearly and specifically, avoiding vague or generalized statements where possible.
- Review the whole application against the underlying notice for consistency before submitting.
Step 4: File the application and pay the fee
File through the Tribunals Ontario Portal where available, or by the paper process if you prefer or if your situation requires it. The LTB charges a filing fee for an L2 application, which generally varies depending on the filing method and can change from time to time, so it's worth confirming the current fee on the Tribunals Ontario website before you file. Keep your file confirmation and application number for any future correspondence with the Board.
Common misconception
Some landlords assume an N12 or N13 notice is easier to enforce than other grounds because it doesn't depend on the tenant's conduct. In most cases the LTB still scrutinizes the landlord's stated intention and the surrounding facts carefully, and bad-faith use of these grounds carries its own risks.
What happens after you file
Once filed, the LTB generally serves the tenant with the application and a notice of hearing. The tenant may respond, dispute the grounds, or in some cases negotiate directly with you before the hearing date. For grounds like N12 or N13, the tenant may also raise questions about compensation owed to them under the RTA, which is generally a separate requirement from the application itself and worth confirming you've met before the hearing. Keep track of any communication with the tenant during this period, since it may become relevant at the hearing.
The LTB may also set deadlines for either side to file supporting documents or disclosure in advance of the hearing, depending on the complexity of the case. Missing one of these deadlines can sometimes limit what evidence is considered at the hearing itself, so it's worth tracking any dates the Board sets separately from the hearing date and treating them with the same seriousness.
Preparing for the hearing
Preparation should track the specific ground relied on:
- Bring the original notice, proof of service, and the lease.
- Bring whatever evidence supports the specific ground — photos, warning letters, contractor documentation, or statements from others involved, depending on what's relevant.
- Be ready to explain, clearly and specifically, why the ground applies to your situation rather than relying on general statements.
- Confirm any compensation obligations tied to the ground (such as those connected to N12 or N13 applications) have been met, or be ready to explain your plan to meet them.
- Review our LTB hearing guide and consider representation by a paralegal or lawyer, particularly for more complex or disputed grounds.
Common mistakes that cause delay or rejection
Filing before the underlying notice period has expired is a frequent and entirely avoidable error. Using vague, generalized language in the application — rather than specific dates, descriptions, and facts tied to the particular ground — is another common problem that can make a hearing take longer or weaken the application's persuasiveness. Landlords relying on N12 or N13 grounds sometimes also overlook the compensation obligations that generally accompany these notices, which can complicate the application if not addressed. Finally, inconsistency between what the original notice said and what's argued at the hearing — for example, describing different facts or a different timeline than what appeared on the notice — can create doubt about the application's reliability in the adjudicator's eyes.
Landlords sometimes also underestimate how long the overall process can take once a tenant actively disputes the grounds, and plan around an assumed timeline that doesn't account for possible delays, adjournments, or additional evidence requests. Building in some flexibility, rather than relying on a single fixed date for move-in, renovation start, or sale closing, generally reduces the pressure if the LTB process takes longer than expected.
This article provides general information about Ontario landlord and tenant law.
It is not legal advice. For advice about a specific situation, consult a licensed
paralegal or lawyer, or contact the Landlord and Tenant Board.
Frequently Asked Questions
An L2 generally covers grounds such as N5 (interference, damage, or persistent late payment), N6, N7, N8, N12, and N13, rather than straightforward non-payment of rent, which is handled through an L1.
Yes. The appropriate notice form for the ground you're relying on generally needs to be served and its notice period generally needs to have expired before you file.
In some cases, yes, if the related notices support it, though this depends on the specific facts, and it's generally worth getting advice before combining grounds.
Compensation requirements generally apply to these grounds and the specific amount and conditions can depend on the facts, so it's worth confirming what's required before or alongside filing.
The LTB charges a filing fee that generally varies by filing method and can change periodically, so confirming the current fee on the Tribunals Ontario site before filing is generally wise.
The adjudicator will generally weigh the evidence from both sides, so being specific and well-documented about the facts supporting your ground matters considerably.
Generally, yes, through the Tribunals Ontario Portal, though paper filing may remain available depending on your situation.
Timelines vary and can depend on the LTB's current caseload, so it's generally best to check current processing times on the Tribunals Ontario website rather than assume a fixed period.
Yes, tenants can raise this at a hearing, and the LTB generally scrutinizes the landlord's stated intention carefully, so documenting your genuine basis for the application matters.
Not generally required, though given the variety of grounds and evidentiary requirements involved, many landlords choose to get advice or representation.
Generally, yes, if circumstances change, such as the underlying issue being resolved directly with the tenant, though the process for withdrawing should be confirmed with the LTB.
Related reading
Reviewed by Ryan J. Manilla, BA, JD
Legal Reviewer · Landlord Tenant Ontario