The Situation
You've tried everything. Your landlord ignored your written requests to fix the broken heating. You wrote multiple emails. You called. Nothing changed. It's now January, and your unit is cold. Your landlord is either unwilling or unable to fix it, and you're paying full rent for a unit that doesn't meet housing standards.
You've decided it's time to file with the Landlord and Tenant Board (LTB). But where do you start? Which form do you use? What evidence do you need? And how do you actually file?
This walkthrough will guide you through the entire process, step by step.
Identifying Your Rights
Before you file, you need to understand what right your landlord has violated. This determines which form you'll use.
Your Right to a Habitable Unit
Under RTA s.20, your landlord has a fundamental duty to keep the unit in a good state of repair and in compliance with health and safety codes.
This includes: heating, plumbing, electrical, structural soundness, and compliance with municipal property standards bylaws.
In your situation, the broken heating violates RTA s.20. Your landlord has breached this obligation, and you can file a T6 application claiming breach of maintenance.
Step 1: Identify what right was violated.
Choosing the Right Form
The LTB has different forms for different types of claims. Here's the breakdown:
T1: Rent Reduction/Landlord Broke the Law
Use T1 when your landlord has violated your rights and you want money back. Common reasons:
- Illegal rent increase
- Wrongful rent deposit deduction
- Collecting illegal fees
- Failing to pay interest on last month's rent
T2: Tenant's Rights Claim (Harassment, Illegal Entry, etc.)
Use T2 when your landlord has harassed, threatened, or improperly entered the unit. Common reasons:
- Illegal entry (entering without notice)
- Harassment or threatening behavior
- Interference with reasonable enjoyment
- Illegal lockout
T6: Application Regarding Tenants' Right to a Habitable Unit
Use T6 when your landlord has failed to maintain the unit in a good state of repair. Common reasons:
- No heating/hot water
- Broken plumbing
- Electrical hazards
- Mold, water damage, structural issues
- Pest infestations
- Violation of municipal property standards
In your situation: This is a T6 application.
Your landlord failed to maintain heating. This is clearly a breach of RTA s.20 and falls under T6.
Gathering Evidence
Before you file, gather all evidence that proves: 1) the repair needed to be made, 2) your landlord knew about it, and 3) your landlord didn't fix it.
Evidence Checklist for T6 (Maintenance)
- ✓Photos/Videos: Photos of the heating issue (thermostat readings, vents, boiler area). Take photos with timestamps.
- ✓Written Requests: All emails, texts, or letters you sent to your landlord requesting the repair. Even one written request is enough—multiple requests are better.
- ✓Timeline: Document when the heating stopped working and when you first reported it.
- ✓Temperature Records: If you have a thermometer or smart home device, document the indoor temperature over time.
- ✓Witness Statements: Statements from roommates or visitors confirming how cold the unit is.
- ✓Municipal Standards: A copy of the Ontario Building Code or municipal property standards bylaw that requires heating.
- ✓Landlord's Response (or Lack Thereof): Any responses from your landlord, or evidence that your requests were ignored (no reply after a reasonable time).
Pro Tip: You don't need a professional inspection report to file, but having one strengthens your case. You can hire a home inspector ($200-300) to document the heating deficiency. The LTB may also order an inspection themselves.
Filing Online
The LTB accepts most applications online. Here's how:
Step 1: Go to the LTB Website
Visit www.ontario.ca/ltb. Click "File an Application Online" or look for the e-filing portal.
Step 2: Select Form T6
Choose "T6: Application Regarding Tenants' Right to a Habitable Unit."
Step 3: Enter Your Information
The form will ask for:
- Your name and contact information
- Your landlord's name and contact information
- Property address
- Tenancy start date
- Monthly rent
- Details of the maintenance issue
- When you first reported it and how (email, text, in-person, etc.)
- What you're asking for (abatement amount, repair, etc.)
Step 4: Attach Evidence
Upload all your evidence: photos, emails, texts, timeline, temperature records, etc. The system allows multiple attachments (usually up to 20MB total).
File formats: PDF, Word, JPG, PNG are standard. Name your files clearly (e.g., "heating_photo_jan1.jpg" or "email_request_dec15.pdf").
Step 5: Calculate and Pay the Fee
As of 2025, the LTB application fee for T6 is typically $30-50 (fees may vary, check the LTB website).
You'll pay online via credit card or other electronic payment. Keep your receipt.
Step 6: Review and Submit
Review your application for accuracy. Once you submit, you'll receive a confirmation email with your file number. Save this number—you'll need it for all future correspondence.
Important: You must also serve the application on your landlord. The LTB will tell you how (usually by email or registered mail).
After Filing
Once your application is filed and served, here's what happens:
Week 1-2: LTB Receives and Processes Your Application
The LTB will review your application for completeness. If something is missing, they may request more information. You'll be notified by email.
Week 3-4: Hearing Scheduled
The LTB will schedule a hearing. For T6 applications, hearings typically happen within 4-8 weeks of filing. You'll receive a Notice of Hearing with the date, time, and location (or virtual link).
Before the Hearing: Landlord Responds
Your landlord will receive your application and has time to respond (usually 10 days). They may submit their own evidence or fix the problem before the hearing. If they fix it, the case may be dismissed or settled.
The Hearing
You and your landlord will present your cases to an LTB adjudicator. You'll have the chance to speak, answer questions, and cross-examine your landlord. Typically takes 30-60 minutes.
After the Hearing
The adjudicator will issue a written decision within a few days or weeks. The decision will state: 1) whether your landlord breached RTA s.20, 2) if so, what remedy you're entitled to (repair, abatement, or both).
What Can You Get?
If the LTB finds your landlord breached their maintenance obligation, you may receive:
- Abatement: A percentage reduction of your rent for the period when the unit was not in good repair (e.g., 30% for 2 months = 60% of one month's rent).
- Repair Order: An order requiring your landlord to fix the problem by a certain date.
- Deferral: The LTB may defer the decision if your landlord promises to repair within a certain timeframe.
- Inspection: The LTB may order a municipal inspection to verify the issue and the repair.
Key Takeaways
Filing with the LTB is your legal right. You don't need a lawyer to do it. The process is straightforward: gather evidence, choose the right form (T6 for maintenance), and file online. The LTB will hear your case and make a decision. If your landlord violated your rights, you may get money back or an order to repair.