How to File an LTB Application

Which Application Do You Need?

The Landlord and Tenant Board offers different applications for different disputes. Choosing the right one is crucial. File the wrong form, and you'll need to start over. Here's how to know which to file:

The Three Main Tenant Applications

• T1: Illegal rent, charges, or deposits
• T2: Rights violations, harassment, illegal entry, interference with reasonable enjoyment
• T6: Maintenance failures (broken appliances, mold, heating, plumbing)

Decision Tree: Which Form to File?

Ask yourself: What is my main complaint?

• Is my landlord charging illegal rent, requesting illegal fees, or keeping my deposit illegally?→ File T1
• Did my landlord enter without notice, harass me, or violate my privacy?→ File T2
• Is there a repair issue (broken appliances, mold, heating, plumbing, water damage)?→ File T6

Sometimes you have multiple issues. You can file one application citing multiple violations, or file separate applications if needed. But your primary complaint determines the primary form.

T1: Illegal Rent or Charges

Use the T1 form if your landlord is:

• Charging rent higher than legal guideline increases (RTA s.116)
• Charging illegal fees (key deposits, rent reduction fees, administrative fees)
• Keeping your security deposit illegally
• Charging you for repairs you didn't cause
• Charging utilities in violation of the lease

T1 Filing Fee: $53

What to Include with Your T1 Application

• Proof of illegal rent or charges (the notice, invoice, or email requesting the charge)
• Proof that the charge violates the law (e.g., the charge exceeds the annual guideline)
• Rent payment records showing you've paid the disputed amount or refused to pay
• Copies of all communications about the disputed charge
• Timeline showing when the charge was made and what you've already paid

Common T1 Examples

Scenario 1: Rent Increase Over Guideline Your landlord increased your rent by 5% but the 2024 guideline is 2.5%. You'd file a T1 to argue the increase is illegal and should be reduced.

Scenario 2: Key Deposit Your landlord charged you $200 for a key deposit when you moved in. The RTA prohibits key deposits. You'd file a T1 to get that $200 back.

Scenario 3: Illegal Fee Your landlord charged you $50 for "administrative processing." There's no such legal charge. You'd file a T1 to recover it.

T2: Rights Violations

Use the T2 form if your landlord has violated your rights, harassed you, or interfered with your reasonable enjoyment of the unit. This is the broadest and most commonly used form.

T2 Filing Fee: $53

What T2 Covers

• Illegal Entry: Your landlord entered without notice or without a valid reason
• Harassment: Your landlord has threatened eviction, made derogatory comments, or interfered with your quiet enjoyment
• Interference: Your landlord turned off utilities, removed appliances, changed locks, or did something that interferes with your use of the unit
• Discrimination: Your landlord is discriminating based on race, gender, disability, family status, etc.
• Bad Faith Eviction: Your landlord served an eviction notice in bad faith (to punish you for asserting your rights)

What to Include with Your T2 Application

• Detailed description of each violation (what happened, when, and how it affected you)
• Dates of each incident or violation
• Copies of communications related to the violation (emails, texts, written notices)
• Photos or videos showing evidence of the violation
• Names and contact information of witnesses to the violation
• Evidence of impact on you (medical records if harassment caused stress, expenses if you had to find alternate accommodation, etc.)

Common T2 Examples

Scenario 1: Illegal Entry Your landlord entered your unit on March 10 without notice. You weren't home. You file a T2 citing RTA s.27 violation.

Scenario 2: Harassment Your landlord has sent you multiple threatening texts about eviction, called you names, and threatened to increase your rent if you don't comply with unreasonable requests. You'd file a T2 for harassment.

Scenario 3: Interference with Quiet Enjoyment Your landlord removed the mailboxes from the building or disabled the buzzer system that lets you into the building. This interferes with your reasonable enjoyment. You'd file a T2.

T6: Maintenance Issues

Use the T6 form when your landlord fails to maintain the unit as required by RTA s.20. T6 applications are among the most common and often successful for tenants with solid evidence.

T6 Filing Fee: $53

What T6 Covers

Any maintenance or repair failure affecting the habitability of the unit:

• No heat or hot water (or insufficient heat)
• Broken plumbing (leaking pipes, non-functional toilets, no running water)
• Mold, water damage, water leaks
• Pest infestations (mice, cockroaches, bed bugs)
• Broken appliances (stove, fridge, etc.)
• Broken windows or doors
• Electrical hazards
• Structural damage (ceiling collapse, wall cracks)

What to Include with Your T6 Application

• Photos with timestamps showing the repair issue
• Copies of all repair requests you submitted (email, text, written notice)
• Dates you requested repairs and any responses from your landlord
• Evidence of how long the issue has existed
• Professional inspections or quotes for repair costs (if available)
• Evidence of impact on you (health issues from mold, inability to use the kitchen, etc.)
• Receipts for any repairs you paid for yourself (the landlord should have done)

Common T6 Examples

Scenario 1: Mold You've documented mold in the bathroom with photos from March, April, and May. You requested repairs three times. Your landlord said they'd fix it but never did. You'd file a T6 with all the photos and emails as evidence.

Scenario 2: No Heat It's January, you have no heat, your unit is 15°C. You requested emergency repairs on January 2. Your landlord sent someone who said "it's just old" but didn't fix it. You file a T6 for failure to maintain heating.

Scenario 3: Pest Infestation You have cockroaches in your unit. You've reported it twice. Your landlord hasn't responded. You hire a pest inspector who documents the infestation. You file a T6 with the inspection report and communication history.

Filing Your Application Online

The LTB has moved to online filing. You can file from home. Here's the step-by-step process:

Before You Start

Gather these items:

• Your landlord's full name and address
• Your rental unit's full address
• Your lease (or key details: rent amount, start date, terms)
• Copies of all evidence (photos, emails, screenshots)
• Access to a payment method (credit card, debit card)
• Your phone number and email address

The Filing Steps

1. Go to the LTB website: Visit ontario.ca/ladayoutube for links to the e-Filing portal
2. Create an account: Register with your email address and password
3. Select your application type: Choose T1, T2, or T6
4. Fill in tenant details: Your name, address, phone, email
5. Fill in landlord details: Landlord's full name, mailing address, email (if available)
6. Describe the issue: Write a clear, detailed description of your complaint. Reference specific dates, amounts, and statutes where applicable.
7. List your relief: What are you asking for? (e.g., "Reduction in rent by $X per month" or "Landlord to complete repairs by [date]" or "Reimbursement of $X for illegal charges")
8. Upload evidence: Attach photos, documents, emails, timelines. Make sure files are clearly labeled.
9. Review and submit: Double-check everything before submitting. Errors now can delay your hearing.
10. Pay the filing fee: $53 per application. Pay by credit/debit card.

Tips for Online Filing

• Be clear and specific in your description. An adjudicator will read this. Make it easy to understand.
• Upload evidence in order: first your timeline, then photos, then communications.
• Label files clearly: "2024-03-15_Repair_Request_Email.pdf" not "Document1.pdf"
• Limit your written description to 2-3 pages. You can expand on details at the hearing.
• Save a copy of your submission for your records.

Filing Fee

Each application costs $53. If you're filing a T1 and a T2, that's two applications, two fees. If money is tight, contact the LTB about fee waivers (they have a process for tenants in financial hardship).

What Happens After Filing

Filing is just the beginning. Here's what happens next:

Step 1: LTB Acknowledges Your Application (1-2 Weeks)

You'll receive an email confirming your application was filed. The LTB will assign it a case number (e.g., SWL-123456-24). Keep this number handy—you'll need it for all future communication.

Step 2: Your Landlord Gets a Copy (2-3 Weeks)

The LTB serves your application on your landlord. Your landlord has 10 days to submit a response. They'll likely dispute some or all of your claims.

Step 3: You Might Respond to Landlord's Response

Once your landlord responds, you usually have an opportunity to reply. The LTB will give you a deadline. Use this to clarify facts, point out flaws in your landlord's response, and introduce new evidence if needed.

Step 4: The LTB Schedules Your Hearing (1-4 Months Later)

The LTB is currently backlogged. Hearings can be scheduled 1-8 months after filing, depending on complexity and LTB caseload. You'll receive a hearing notice with the date, time, and whether it's by phone, video, or in-person.

Timeline Expectations

• File application: Day 1
• LTB confirms receipt: Week 2
• Landlord's response due: Week 3
• You might respond: Week 4
• Hearing scheduled: Month 2-4 (or longer)
• Hearing: Month 3-8
• LTB decision issued: 1-2 weeks after hearing

What You Can Do While Waiting

• Continue paying rent (unless you have a rent abatement order from the LTB)
• Document any new violations or repair failures
• Keep all communications with your landlord
• Don't take revenge or violate the lease—it will hurt your case
• Prepare your evidence binder so it's ready for the hearing

Preparing for Your Hearing

Your hearing is where you present your case. Preparation is everything. Here's how to prepare starting now:

Start Building Your Evidence Binder Now

• Print all photos, documents, emails, and communications
• Organize them in chronological order
• Use tabs to separate: Timeline, Photos, Emails, Receipts, Witness Statements
• Number pages so you can reference them easily
• Print two copies: one for you, one for the adjudicator

Create a Summary Timeline

A one-page timeline helps you present your case clearly. Example:

Practice Your Statement

You'll present your case verbally at the hearing. Practice speaking clearly and calmly about your complaint:

• Practice saying your facts without emotion
• Refer to specific dates and documents
• Keep your statement to 5-10 minutes for straightforward cases
• Practice answering the adjudicator's questions

What You'll Say at the Hearing

You might say something like: "Thank you. I'm filing this T6 because my landlord failed to maintain the unit in good repair. On March 15, I discovered a water stain on the living room ceiling (Exhibit 1, photos dated March 18). I requested repairs via email (Exhibit 3). The stain grew larger, so I requested repairs again on March 25 (Exhibit 4). As of today, no repairs have been made and mold has appeared. This violates RTA s.20. I'm seeking an order requiring the landlord to complete repairs and a 25% rent abatement for the months I've lived with this condition."

Know Your Remedies

When you present your case, you must ask for specific relief:

• For maintenance (T6): "I seek an order requiring repairs by [date] and a [X%] rent abatement for [duration]"
• For rights violations (T2): "I seek an order requiring the landlord to [specific action] and compensation of $X for [damages]"
• For illegal charges (T1): "I seek an order requiring the landlord to refund $X and cease charging this fee"

Common Mistakes to Avoid

Thousands of tenants file with the LTB. Many lose because of preventable mistakes. Don't be one of them:

Mistake 1: Weak Evidence

The Problem: You say "My landlord didn't fix the heating" but have no photos, repair requests, or timeline.

The Fix: Provide photos with timestamps, copies of repair requests, and a clear timeline of your requests and your landlord's failures.

Mistake 2: Emotional Language

The Problem: You write "My landlord is a terrible person who doesn't care about me!"

The Fix: Stick to facts: "The landlord did not respond to my repair requests dated [dates]."

Mistake 3: Missing Deadlines

The Problem: The LTB gives you a deadline to respond to your landlord's response. You miss it.

The Fix: Mark all LTB deadlines in your calendar. Respond early. Save confirmation emails.

Mistake 4: Not Staying Calm

The Problem: At the hearing, you argue with your landlord or speak angrily to the adjudicator.

The Fix: Stay professional. Address the adjudicator, not your landlord. Speak calmly even if you're frustrated.

Mistake 5: Leaving Out Key Evidence

The Problem: You forget to upload a critical email or photo when you file.

The Fix: Create a checklist of evidence before filing. Verify each item is uploaded. Print and review your filing before submitting.

Mistake 6: Not Reading the Forms Carefully

The Problem: You file a T2 when a T6 would have been stronger. Or you miss a required field on the form.

The Fix: Read the form instructions completely. Download the guide on the LTB website. Ask for help if you're unsure.

Mistake 7: Continuing to Violate Your Lease

The Problem: While your LTB case is pending, you stop paying rent or damage the unit. Your landlord uses this against you.

The Fix: Keep paying rent. Follow all lease terms. Don't give your landlord ammunition to use against you.