Back to GuidesLTB Application Guide

L4 Application Guide: Eviction After N4 Notice

A complete guide to filing an L4 application with the Ontario Landlord and Tenant Board when your tenant has not paid rent after receiving an N4 notice.

7 min readUpdated for Bill 60

What is the L4 Application?

The L4 (Application to Evict a Tenant and Collect Money When the Tenant Did Not Pay Rent Owed as Required by a Notice) is an LTB form used by Ontario landlords to pursue eviction after a tenant fails to pay rent arrears within the timeframe specified in an N4 notice.

In practice, most landlords use the more common L1 application for non-payment of rent situations. The L4 is typically used in specific circumstances where the landlord wants to emphasize that the tenant was given an opportunity to pay through the N4 notice process and failed to do so.

L1 vs L4: Which Should You Use?

L1 Application

  • • Most commonly used for non-payment
  • • Can be filed after N4 termination date
  • • Requests eviction AND rent owed
  • • Recommended for most situations

L4 Application

  • • Less commonly used
  • • Specifically for N4 notice situations
  • • Same basic outcome as L1
  • • Used in specific circumstances

Recommendation: Most landlords should use the L1 application for non-payment of rent. Consult with the LTB or a legal professional if you are unsure which form is appropriate for your situation.

When Can You File an L4?

You can file an L4 application with the LTB after:

  1. You have properly served an N4 (Notice to End a Tenancy Early for Non-payment of Rent) to your tenant
  2. The termination date on the N4 has passed (minimum 7 days under Bill 60)
  3. The tenant has NOT paid the full arrears amount during the voiding period
  4. The tenant has NOT vacated the rental unit

Bill 60 Timeline Change

Bill 60 reduced the N4 waiting period from 14 days to 7 days. This means you can file your L4 or L1 application one week sooner than before.Learn about Bill 60 changes →

Step-by-Step: Filing an L4 Application

Step 1: Gather Your Documentation

Before filing, ensure you have:

  • Copy of the N4 notice you served to the tenant
  • Certificate of Service documenting how and when you served the N4
  • Rent ledger showing complete payment history and current arrears
  • Lease agreement (Ontario Standard Lease preferred)
  • Communication records with the tenant about the arrears

Step 2: Calculate the Arrears

Calculate the exact amount owed as of the filing date. This should include:

  • All unpaid rent up to and including the filing date
  • Any NSF fees (if specified in your lease)
  • The LTB application filing fee (you can add this to your claim)

Use our free Arrears Calculator

Step 3: Complete the L4 Form

Download the current L4 form from the Tribunals Ontario website. Fill out all required sections accurately.

Step 4: File with the LTB

You can file your L4 application:

  • Online: Through the LTB e-File portal (recommended)
  • By mail: Send to the LTB with the filing fee
  • In person: At an LTB office (check availability)

Step 5: Serve the Application to the Tenant

After filing, you must serve a copy of the application and the Notice of Hearing to the tenant. Keep proof of service for the hearing.

Step 6: Prepare for Your Hearing

Organize your evidence bundle for the hearing. Under Bill 60, you must disclose evidence ahead of time. Be prepared to present:

  • The N4 notice and proof of service
  • Complete rent ledger
  • Any payment records since the N4 was served
  • Communication with the tenant

L4 Evidence Checklist

N4 notice (copy)
Certificate of Service for N4
Rent ledger with payment history
Lease agreement
L4 application (your copy)
Proof of L4 service to tenant
Any partial payments received
Communication records with tenant
Bank statements showing non-payment (optional)

Common Mistakes to Avoid

Filing before the N4 termination date

You must wait until the day after the termination date to file.

Incorrect arrears calculation

Math errors can delay your hearing or result in reduced awards.

Missing Certificate of Service

You need proof you properly served the N4 notice.

Not disclosing evidence before hearing

Bill 60 requires evidence disclosure. Surprise evidence may be rejected.

Using outdated forms

Always download the current form from Tribunals Ontario.

Frequently Asked Questions

The L4 is an Application to Evict a Tenant and Collect Money When the Tenant Did Not Pay Rent Owed as Required by a Notice. It is filed with the Landlord and Tenant Board (LTB) after a tenant fails to pay rent arrears within the timeframe specified in an N4 notice.
The L1 is used when a tenant does not pay rent and you want to evict them AND collect the rent owed. The L4 is specifically used when you have already served an N4 notice, the voiding period has passed, the tenant has not paid, and you want to proceed with eviction. Most landlords use the L1 for non-payment of rent situations.
You can file an L4 application after the termination date on your N4 notice has passed and the tenant has not paid the full arrears. Under Bill 60, this is typically 7 days after serving the N4 (previously 14 days).
The filing fee for an L4 application is the same as an L1, currently around $201 (fees may change). You can add this fee to the amount you are claiming from the tenant.
The timeline varies based on LTB backlogs. Typically, you can expect 1-3 months from filing to hearing. Bill 60 changes aim to reduce wait times, but actual timelines depend on LTB capacity.
You need: a copy of the N4 notice served to the tenant, proof of service (Certificate of Service), a rent ledger showing payment history and arrears, the lease agreement, and any communication with the tenant about the arrears.

Related Resources

How to Issue an N4

Step-by-step N4 notice guide (Bill 60 updated)

Bill 60 Guide

All LTB changes for Ontario landlords

Arrears Calculator

Calculate exactly what is owed

Evidence Guide

Prepare for your LTB hearing

Streamline Your LTB Applications

OntarioLandlord helps you generate compliant notices, track arrears automatically, and organize evidence bundles for LTB hearings—all in one platform.

Start Free Trial