Form L4 Confusion Cleared In Simple Steps
What Is Form L4?
Form L4 is the Ontario eviction application landlords file with the Landlord and Tenant Board (LTB) when a tenant fails to meet conditions in a previous settlement or LTB order. Officially titled "Application to End a Tenancy - Tenant Failed to Meet Conditions", this form allows landlords to request eviction when tenants breach agreement terms like missed rent payments or unmet deadlines.
When to Use Form L4
Landlords use Form L4 specifically when tenants breach settlement conditions from a prior LTB order or mediated agreement. Common scenarios include tenants who missed rent arrears payments, failed to pay damages, or violated other terms set in Form L1 (non-payment) or Form L2 (end tenancy) resolutions.
- Tenant did not meet conditions in an LTB order or mediated settlement
- Original order was based on Form L1 (rent arrears) or Form L2 (eviction)
- Settlement explicitly allows landlord to reapply if conditions are unmet
- Tenant's failure occurred within the past 30 days
Form L4 Filing Requirements and Deadline
Landlords must file Form L4 within 30 days after the tenant fails to meet the settlement condition. Filing after this deadline may result in the LTB rejecting the application.
| Requirement | Detailed Specification |
|---|---|
| Filing Deadline | 30 days after tenant's failure to meet condition |
| Filing Fee (2026) | Approximately $186 for landlord applications |
| Required Documents | Copy of settlement/order + signed declaration/affidavit |
| Form Parts | 4 sections: rental unit, landlord, tenant, breach details |
| Filing Method | Online via Tribunals Ontario Portal or by mail/in-person |
How to Fill Out Form L4: Simple 5-Step Process
Follow these steps to complete Form L4 correctly and avoid processing delays.
- Complete all four parts: Fill rental unit details, landlord information, tenant names, and unresolved applications
- Document the breach: In Part 3, specify exactly which conditions the tenant failed to meet and how
- Attach supporting documents: Include a copy of the mediated settlement or LTB order
- Include sworn affidavit: Submit a signed declaration detailing which conditions were breached
- Sign and file: Part 4 requires your signature (or representative's) and contact information
What Happens After Form L4 Is Filed
Once landlords submit Form L4, the LTB schedules a hearing where both landlord and tenant can present evidence. If the LTB agrees with the landlord, an eviction order may be issued, though tenants may still have opportunities to resolve the issue.
"Form L4 is used to evict tenants in Ontario who don't follow a previous LTB order"
Tenants who fail to attend the hearing risk automatic eviction orders, so participation is critical. The entire process is governed by the Residential Tenancies Act, 2006.
Where to Get Form L4 and Help
Download Form L4 directly from the official LTB website at tribunalsontario.ca/ltb/forms. For assistance, contact: LTB at 416-645-8080 or toll-free 1-888-332-3234. Tenants can also seek help from community legal clinics, Legal Aid Ontario, or tenant advocacy organizations.
What are the most common questions about Form L4 Confusion Cleared In Simple Steps?
What documents must I attach with Form L4?
You must attach a copy of the mediated settlement or LTB order plus a signed declaration or sworn affidavit stating which conditions the tenant failed to meet and how.
How much notice will a tenant get before the hearing?
The LTB typically sends hearing notices with at least 10 days' advance notice, but tenants must read their documents carefully for exact dates.
Can my landlord use Form L4 if I was only a little late on payment?
Yes-if you missed any deadline set by the LTB order, even by a small amount, the landlord can file Form L4. However, the LTB considers all circumstances during the hearing.
What can I do if I disagree with the Form L4 application?
Attend your LTB hearing and provide evidence like payment receipts or communication records. You can also seek legal advice from community legal clinics or request mediation.
Is there any way to avoid eviction after an L4 application?
Yes-at the hearing, you can propose a new payment arrangement or explain valid reasons for failing to follow the prior order. The LTB isn't required to grant extensions but can consider your circumstances.
