New LTB Forms - Decoded Which Form Do Ontario Landlords Need?
The Landlord and Tenant Board has a form for everything, and filing the wrong one is the fastestcway to get your application thrown out. Here's the plain-English map: what each form does,when to use it, and the traps that catch landlords every week.
Every form below links straight to its official PDF download.
Heads up: these are the NEW forms. The LTB reissued 11 forms on September 21, 2026 under Bill 60 — including every form linked in this article. The old versions expire November 30, 2026. After that date, only the new forms count, so always download fresh.
Tenant not paying rent — which form do I serve?
Serve an N4, then file an L1 if they don't pay or leave. The N4 is the Notice to End Tenancy Early for Non-payment of Rent. As of September 21, 2026, it gives the tenant 7 days to pay up or move out — Bill 60 cut it down from 14. If day 8 arrives with no rent and no moving truck, you file an L1: Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes.
The L1 gets you both the eviction order and the Order for arrears in one shot. The trap: use the current N4. The LTB reissued 11 forms on September 21, 2026, and the old versions expire November 30, 2026. Serving a stale form can kill your application before it starts. Always download fresh from the LTB forms page. Also worth checking, months go from the 1st to the 30th or 31st, and not from the 1st to the 1st. Even trickier when starting the month on an odd day. Check your lease.
They pay rent, but they're wrecking the place or tormenting the neighbours?
Serve an N5. The N5 covers interference with others, damage, and overcrowding. Here's what most landlords miss: the first N5 is voidable, meaning the tenant can undo it by fixing the problem within 7 days. But a second N5 for the same kind of behaviour within 6 months is non-voidable.
Document everything — dates, photos, neighbour complaints — because at the hearing, the landlord with the paper trail wins. Then file an L2 to evict. Times and Dates are essential and get lots of evidence. The Adjudicator is not going to kick someone out because their dog barked 6 times. Get video or audio if it's bad. You have to prove it's bad.
N-6 I've never actually used...
N-6 is for Illegal Acts and Misrepresenting Income in Rent Geared to Income Housing. I've always used the N-7 for Impaired Safety when Illegal Acts were going on. It's hard to get official documentation on Illegal Acts from the Police, you have to go through Freedom of Information to get the information you need and last time I went through Freedom of Information to get info, they redacted all the names and it was useless. A tenant was charged with attempted murder of my building superintendent. I used an N-7 for that.
I'm in Danger - How do I get my Tenant out?
N-7 is the form for Impaired Safety. You'll need times and dates front and center, just like the N-5 Please for the love of everything that is Holy, do not use this form frivolously. It's not because your little feelings are hurt, or you feel scared and uncomfortable. It for ACTUAL DANGER.
Continual Late Payment and Multiple Evictions.
The N-8 is best used in conjunction with an eviction for Non-payment of Rent in a combined L-2 application, I've only used it once where I was successful in terminating the tenant first try and I had evicted that tenant three times that year for non-payment and they kept paying the arrears in full. But who wants a tenant like that? Only pays rent the last day before the Sheriff comes.
Most of the time, an N-8 results in a 12 month Order to pay the rent in full and on time with termination only when they breach the Order to pay on time.
I need the unit back for myself or my family. Which form?
Serve an N12 — but only if it' s genuine.
The N12 is the Notice to End Tenancy for landlord's own use (or the purchaser's, or close family). As of September 21, 2026, you no longer owe the tenant compensation if the N12 is served at least 120 days out. That said, bad-faith N12s are the single most punished thing at the Board. If you serve one and re-rent at a higher rent, the tenant can file a T5 against you and the Board can order you to pay up to a year's rent difference. Only serve an N12 for a real move-in or else...
Also important about the N-12 if you have served another N-12 even if you didn't file it, you need to write that you issued the form. Otherwise, your application MUST be dismissed by the LTB, Higher Court ruled.
I want to Demolish, Repair or Convert the Rental Unit, Which Form?
You'll need the N-13 for this one, and a lot of caution. Cities are paying attention and will actually attend the LTB hearing in some areas. They've made by-laws to prevent renovictions, and after you spend all that money on the renovation and the LTB and the compensation, you need to let the tenant move back in at the prior rent.
Don't mess with this, unless you have to. Large Damages are being awarded at the LTB for Landlord bad behaviour.
The tenant agreed to leave. Do I still need a form?
Yes — get an N11 signed. The N11 is the Agreement to End the Tenancy. Both of you sign it, with the exact move-out date written in. A handshake, a text saying “yeah I'll be out by the 1st,” none of that holds up at the Board. Without a signed N11, you're back to proving everything from scratch if they change their mind.
If you're paying them to move, make sure you get the tenants to sign a full and final release so they don't come back and sue you.
The tenant is gone but owes me money. What now?
The L10 is the Application to Collect Money a Former Tenant Owes — for rent arrears, damages, whatever is outstanding after they've left. If the tenant is still in the unit and just owes rent, the L9 collects rent without ending the tenancy, while the L1 both evicts and collects. Let's be real, no one is using the L9, unless the tenant has vacated or more commonly, you got something wrong on your N-4 and the Adjudicator offers you an Order to Collect Money or to withdraw your application completely.
Be prepared for a long wait for a L10 hearing, I heard it's up to a year.
What can a tenant file against me?
Mostly the T5 — and you want to know it exists before you hand them a reason to use it.
wasn't genuine. Tenants can also file a T2 (tenant rights) or T6 (maintenance). You don't need to memorize these, but knowing they exist keeps you honest about documentation — every notice you serve should be able to survive a tenant challenging it.
Where do I get the forms, and which version?
The LTB forms page — and always download them fresh. The 11 reissued forms are N4, N5, N6, N7 N8, N-11, N12, N13, L1, L2, L9, L10 and tenant forms T2, T5. T-6 Old versions expire November 30, 2026 — after that, only the new ones count. When in doubt, re-download the day you serve.
Follow for the deep dives
Each of these forms deserves its own walkthrough: how to fill it out line by line, how to serve it properly, and the mistakes that get it thrown out at the Board.
Follow the blog (or subscribe to the newsletter below) and I'll break them down one form at a time, starting with the N4 — the form Ontario landlords reach for most, and get wrong most.
Forms are just paper. The strategy is knowing which one, when to serve it, Knowing how to serve it, and what the Board actually wants to see at the hearing. If you'd rather not learn this the expensive way, call Landlord Rescue at (416) 880-4126 — this is what we do every day.
Comments