When a Landlord Must Apply to End a Tenancy
In Ontario, a landlord cannot simply end a tenancy because it is no longer working. Where a tenant does not move out voluntarily after receiving a notice of termination, the landlord must apply to the Landlord and Tenant Board for an order ending the tenancy and authorizing eviction.
An L2 Application is used in a wide range of circumstances, including termination for cause, personal or purchaser use, renovations or demolition, abandonment, and certain employment-related tenancies. These applications are closely scrutinized, and even minor procedural errors can result in dismissal or findings of bad faith.
We represent landlords throughout Ontario in preparing, filing, and pursuing L2 applications before the Board.
What Is an L2 Application?
An L2 Application is used to apply for an order to:
- End a tenancy and evict a tenant after the landlord has given one of the following Notices to End the Tenancy: N5, N6, N7, N8, N12, or N13
- End a tenancy and evict a tenant because the tenant abandoned the rental unit
- End a tenancy and evict a tenant who was a superintendent whose employment has ended
In addition to eviction-related relief, an L2 application may also be used to collect money the landlord believes the tenant owes, including amounts for:
- Remaining in the rental unit after the termination date
- NSF cheques provided by the tenant
- Damage to the rental unit
- Unpaid utility bills
- Costs incurred where the tenant, or someone else visiting or living in the unit, substantially interfered with the landlord’s reasonable enjoyment or lawful rights, privileges, or interests
- Misrepresentation of income in social housing
Not every L2 application involves all of these issues, but the form allows landlords to seek both termination and certain related monetary relief in appropriate cases.
Ending a Tenancy for Personal Use or Purchaser’s Use (N12)
An N12 Notice may be served where:
- The landlord intends to move into the rental unit
- An immediate family member requires the unit for residential occupation
- A purchaser requires the unit for their own personal use
These applications require genuine intent and strict compliance with notice periods and compensation obligations. The Board will closely examine the landlord’s evidence, timing, and surrounding circumstances.
Improper use of an N12 or insufficient evidence can result in dismissal and may expose a landlord to future allegations of bad faith.
Ending a Tenancy for Renovation or Demolition (N13)
An N13 Notice may be used where a landlord intends to:
- Demolish the rental unit
- Convert it to non-residential use
- Complete extensive renovations that require vacant possession
N13 applications are among the most complex L2 matters. They involve detailed notice requirements, mandatory compensation, and tenant rights of first refusal.
Ending a Tenancy for Cause
Cause-based L2 applications may arise where a tenant has:
- Substantially interfered with others
- Caused damage to the rental unit
- Engaged in illegal activity
- Persistently paid rent late
These cases are evidence-driven and often contested. Credibility, documentation, and consistency are critical to the outcome.
Abandonment and Employment-Related Terminations
An L2 application may also be appropriate where:
- A tenant has abandoned the rental unit, or
- The tenant was a superintendent and their employment has ended
These situations raise distinct factual and procedural issues and should be assessed carefully before proceeding.
How We Assist with L2 Applications
We assist landlords with:
- Assessing whether an L2 application is appropriate
- Reviewing the validity of termination notices
- Advising on statutory compliance and compensation requirements
- Preparing and filing the L2 application
- Preparing documentary and witness evidence
- Representing landlords at LTB hearings
- Responding to tenant defences and allegations
Why L2 Applications Require Careful Preparation
L2 applications are frequently dismissed due to:
- Invalid or improperly served notices
- Failure to meet statutory conditions
- Insufficient or inconsistent evidence
- Findings of lack of genuine intent
- Procedural non-compliance
Early legal review can significantly reduce these risks.
Book a Consultation
If you are considering ending a tenancy or have already served a notice, we can review your situation and advise on whether an L2 application is appropriate and how best to proceed.