In Ontario, landlords can now use the L10 Application to pursue former tenants for unpaid rent and damages at the Landlord and Tenant Board (LTB). You must file this form within strictly one year of the tenant moving out, and the standard online filing fee is $186 CAD.
For many years, one of the biggest headaches for landlords in Ontario was dealing with a tenant who moved out while still owing thousands of dollars in rent. 💵 Previously, once a tenant handed over the keys and left a property in cities like Toronto, London, or Ottawa, the Landlord and Tenant Board (LTB) lost jurisdiction. Landlords were forced to navigate the complex and stressful Small Claims Court system to get their money back. Thankfully, recent updates to the Residential Tenancies Act have dramatically simplified this process for property owners.
Today, landlords can use a specialized form called the L10 Application. 📑 This form allows you to collect arrears, compensation for damaged property, and unpaid utility bills directly through the LTB, even after the tenancy has completely ended. However, the rules for serving this paperwork and the strict deadlines are unforgiving. If you miss a step, your case will be instantly dismissed, leaving you permanently out of pocket.
Step-by-Step Guide to Filing the L10 Application
Pursuing a former tenant requires a bit of detective work and absolute precision with LTB forms. 🔍 Because the tenant no longer lives in your building, the burden is entirely on you to find them and deliver the legal documents properly. Here is the step-by-step business-to-business (B2B) guide for Ontario landlords.
Step 1: Locate the Former Tenant (Skip Tracing)
You cannot sue someone if you do not know where they are. 📍 To serve the L10 properly, you need the former tenant’s current residential address, their current place of employment, or an email address that they explicitly agreed to use for legal service. If they “ghosted” you, you may need to hire a private investigator or a skip tracer to locate their new address before you can proceed with the application.
Step 2: Complete the Form L10
Download the latest version of the Form L10 from the Tribunals Ontario website. 💻 You must meticulously detail exactly what the tenant owes. This includes a breakdown of unpaid rent by month, NSF bank charges, unpaid utility bills they were responsible for, and exact quotes or receipts for property damage (like smashed drywall or ruined flooring) that goes beyond normal wear and tear.
Step 3: Serve the Tenant Properly
Unlike standard eviction notices that you can slide under a door, the L10 has very strict service rules. 📮 You must serve the tenant with the Notice of Hearing and the L10 application bundle at least 30 days before the scheduled hearing. You can hand it to them personally, send it via regular mail to their confirmed new address, or send it to their employer. You can only serve it via email if you both previously signed an agreement allowing email service for LTB documents.
Step 4: File the Certificate of Service with the LTB
Once you have sent the documents to the former tenant, you must prove to the adjudicator that you did it correctly. 📄 You must file the completed Certificate of Service with the LTB at least 20 days before the scheduled hearing. If the LTB does not receive this certificate by the 20-day deadline, they may cancel your hearing and close your application.
How Much Does it Cost in Ontario?
Pursuing old debts is a business decision. You have to weigh the costs of filing against the likelihood of actually collecting the money. 💲 If the tenant is bankrupt or unemployed, winning an LTB order might not result in cash in your pocket. Here are the typical costs for filing an L10:
| Requirement | Estimated Cost (CAD) | Details |
|---|---|---|
| LTB Filing Fee (Online) | $186 | Standard LTB fee to file the L10 via the Tribunals Ontario Portal. |
| Skip Tracing Services | $150 – $400 | Hiring a professional to locate the former tenant’s new home or workplace. |
| Process Server | $100 – $200 | Optional, but recommended to physically hand the documents to the tenant to guarantee service. |
| Paralegal Representation | $800 – $2,500 | Having a legal professional manage the filings and argue the case at the video hearing. |
How Long Does the Process Take?
The most critical timeline is the limitation period: you have a strict maximum of one year (365 days) from the date the tenant moved out to file the L10. ⏲ If you file on day 366, you lose your rights entirely. Once filed, the LTB is currently experiencing severe backlogs in 2026. You should expect to wait anywhere from 8 to 12 months for a hearing date to be scheduled.
Frequently Asked Questions (FAQ)
What if I absolutely cannot find the former tenant?
If you have exhausted all reasonable efforts (skip tracing, contacting their employer) and still cannot find an address, you can file a separate motion asking the LTB for “substituted service.” This means asking the adjudicator for permission to serve them via an alternative method, like a known Facebook account or a relative’s house.
Can I still just use Small Claims Court?
Generally, no. Under current Ontario law, if the tenant moved out less than a year ago, the LTB has exclusive jurisdiction. A Small Claims Court judge will likely dismiss your case and tell you to file an L10 at the LTB instead.
What is the maximum amount I can sue for using the L10?
The monetary limit for the Landlord and Tenant Board in Ontario is $35,000 CAD. If your former tenant owes you more than this amount for extreme damages or massive rent arrears, you must waive the excess amount, or escalate the entire case to the Superior Court of Justice.
How do I actually get the money if I win?
Winning the L10 gives you a legal order, but the LTB does not collect the money for you. You must take the winning LTB order to the Small Claims Court enforcement office to garnish the former tenant’s wages or seize their bank accounts.
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