How to File an L9 Application for Rent Owed After Move-Out

Before you start: when an L9 is the right tool

An L9 application asks the Landlord and Tenant Board (LTB) to order a former tenant to pay rent that was owing before the tenancy ended, or compensation for the period the tenant remained in the unit without paying after the tenancy had already ended. It's generally used once the tenant has actually moved out, which distinguishes it from an L1, which is generally used while the tenant is still in possession and the landlord is also seeking to end the tenancy.

Before filing, confirm that an L9 is genuinely the right application for your situation. If the tenant is still living in the unit, an L1 or L2 (depending on the grounds) is generally the appropriate route instead, since those applications can address both the arrears and the tenancy itself. An L9 is specifically for recovering money once the tenancy question is no longer in play because the tenant has already left, which makes it a genuinely useful but narrower tool than the applications typically used while a tenancy is still ongoing.

Step 1: Confirm the tenancy has actually ended

Before filing, be clear about how and when the tenancy ended:

1. Confirm whether the tenant moved out voluntarily, under an agreement (such as a signed N11), or following an LTB order.
2. Note the exact date the tenant vacated and returned keys or access, since this generally affects how the arrears period is calculated.
3. Keep any move-out inspection notes, photos, or correspondence confirming the date and condition of the unit at that time.
4. If there's any ambiguity about whether the tenancy has truly ended — for example, if belongings remain in the unit — resolve that before proceeding, since it can affect which application type is appropriate.

Step 2: Calculate exactly what's owed

Build a clear, dated calculation of the amount you're claiming, treating it as a document you'll ultimately want to present at a hearing rather than a rough internal estimate:

1. List the rental periods for which rent was unpaid before the tenancy ended.
2. If the tenant remained in the unit beyond the tenancy's end date without paying, calculate compensation for that period separately and clearly.
3. Subtract any payments received, including any portion of a rent deposit applied toward the arrears, and show your math transparently.
4. Keep this calculation consistent with your rent ledger, since discrepancies between the two are a common source of questions at a hearing.

Step 3: Gather your supporting documents

Before filing, assemble your rent ledger covering the relevant period, the lease or tenancy agreement, any notice or agreement related to how the tenancy ended, move-out documentation, and the last known contact and forwarding information you have for the former tenant, since the LTB will generally need this to serve the application.

Also gather anything that might help establish a current address if your most recent one is out of date — a forwarding address the tenant provided, information from a reference check at a new unit if you have it, or any other lead that might help with service. The LTB generally has its own rules about acceptable methods of service when a respondent can't be reached at a known address, so understanding these rules before you file can save time if your first attempt at service doesn't succeed.

Step 4: Complete and file the application

Work through the form methodically:

1. Enter the former tenant's details, including the last known address or forwarding address you have for service purposes.
2. Enter the rental unit address, the tenancy's start and end dates, and the amount claimed, broken down by period.
3. Attach your ledger and any relevant documentation about how and when the tenancy ended.
4. File through the Tribunals Ontario Portal where available, or by the paper process, and pay the applicable filing fee, which generally varies by filing method and can change periodically.

What happens after you file

Once filed, the LTB generally needs to serve the former tenant with the application and notice of hearing, which can be more difficult than serving a current tenant, since you no longer have guaranteed access to their current address. Using the most reliable contact and forwarding information available, and keeping records of your efforts to locate the former tenant, is generally important at this stage. If a hearing is scheduled, both sides will generally have the opportunity to present evidence before an order is made.

If the former tenant cannot be located or doesn't respond, the LTB may still be able to proceed in some circumstances once it's satisfied reasonable efforts at service were made, though the specific requirements can vary, so it's worth asking the Board directly about its current practice if you're having difficulty. Keep a dated log of every attempt you make to reach the former tenant, including addresses tried and any responses received, since this record may be relevant to how the Board handles the application.

Preparing for the hearing

If a hearing proceeds, focus your preparation on documentation:

1. Bring your complete rent ledger and calculation of the amount claimed.
2. Bring the lease, any move-out documentation, and evidence of how and when the tenancy ended.
3. Be ready to explain how the amount claimed was calculated, step by step, including any deductions already applied.
4. Review our LTB hearing guide and consider whether a paralegal or lawyer should represent you, particularly for larger claims.

Common mistakes that cause delay or rejection

Filing an L9 while the tenant is still living in the unit — rather than using an L1 or L2 — is a common and avoidable error, since an L9 is specifically meant for situations where the tenancy has already ended. Landlords also sometimes struggle with serving the application because they don't have reliable contact information for the former tenant, which can slow the whole process down considerably. Another frequent issue is an unclear or inconsistent calculation of the amount owed, particularly when combining pre-move-out arrears with post-move-out compensation without separating the two periods clearly. Finally, waiting a very long time after the tenant moves out before filing can make it harder to track down the former tenant and to gather reliable evidence, so filing promptly once the amount owed is confirmed is generally the better approach.

Landlords sometimes also go into the process without a realistic sense of what collection will actually involve even after a favourable order is issued. An LTB order establishes the debt, but turning that order into an actual payment generally depends on separate enforcement mechanisms and on the former tenant's own financial circumstances, which are outside the LTB's control. Weighing the likely cost and effort of the whole process against the amount at stake, before filing, is generally a sensible step for any landlord considering an L9.

Frequently Asked Questions

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Reviewed by Ryan J. Manilla, BA, JD

Legal Reviewer · Landlord Tenant Ontario