Under Ontario’s Residential Tenancies Act, 2006 (RTA), municipalities enforce provincial maintenance standards to ensure residential properties remain safe, sound, and habitable. When a municipal inspector issues a formal work order requiring a landlord to make repairs, property owners who disagree with the order or its timeline can submit Form L6: Application for Review of a Work Order to the Landlord and Tenant Board (LTB).

At Lex Defensio, our legal team helps landlords challenge, adjust, or defend municipal maintenance orders before the LTB to ensure fair timelines, prevent unreasonable costs, and maintain full statutory compliance.

When to File Form L6

Form L6 is specifically designed for landlords who wish to appeal or modify an inspector’s municipal work order issued under provincial maintenance standards.

Valid Grounds for Review

  • Disagreed Scope of Work: The landlord disputes that the required work or repairs are necessary under provincial standards.
  • Incorrect Maintenance Standards: The municipal inspector misapplied or misconstrued provincial maintenance regulations.
  • Insufficient Timeline: The work order gives an unfeasible or unrealistic timeframe to source contractors, obtain permits, and complete repairs.
  • Work Already Completed: The cited maintenance deficiency has already been resolved or addressed in compliance with RTA obligations.

Important Limitation: Form L6 applies only to municipal work orders that enforce provincial maintenance standards. It cannot be used to appeal general municipal property standards by-laws or non-RTA municipal orders.

Step-by-Step Form L6 Process

  1. Submit Form L6 Within 20 Days: Crucial Statutory Deadline. File the completed Form L6 Application package with the LTB within 20 days of the day the work order was issued by the municipality.
    • Must include a complete copy of the inspector’s municipal work order.
    • Include the LTB application fee ($201)
  2. Serve the Municipality & Tenants: Required Service. Provide a full copy of the filed Form L6 application and the LTB Notice of Hearing to the municipality that issued the work order. Notice must also be served to affected tenants.
  3. Gather Professional Documentation: Evidence Assembly. Compile clear evidence to support your defense or requested modifications:
    • Detailed contractor estimates and timeline assessments.
    • Engineer or professional inspector reports.
    • Photographs, repair logs, invoices, and tenant communication records.
  4. Attend the LTB Review Hearing: LTB Proceeding. Present your arguments before an LTB adjudicator, detailing why the order should be varied, set aside, or granted an extended timeline.
  5. Receive Board Order & Execute Adjustments: Final Decision. The LTB adjudicator will issue an order that may confirm, alter, or rescind the municipal work order.

Key Differences: L6 Review vs. Tenant Maintenance Applications

Aspect Landlord Form L6 Application Tenant Form T6 Application
Filing Party Landlord appealing a municipal work order. Tenant alleging maintenance failure by landlord.
Trigger Event Official work order issued by municipal inspector. Unresolved repair issue or breach of RTA standards.
Key Focus Validity, necessity, or timeframe of municipal work order. Rent abatement, repair orders, or compensation claims.
Deadline 20 days from date work order was issued. Up to 1 year from the date the maintenance issue occurred.

Frequently Asked Questions (FAQ)

The LTB strictly enforces the 20-day limit. If filed late, you must submit a Request to Extend or Shorten Time form explaining extraordinary reasons for the delay, though extension requests are not guaranteed to be granted.

Filing Form L6 requests an LTB review, but landlords should simultaneously communicate with the municipal inspector. Requesting an interim extension directly from the municipality while awaiting the LTB hearing prevents municipal bylaw enforcement action or penalties during the appeal period.

Yes. If the adjudicator finds that the work order was issued in error, that the property already complies with provincial maintenance standards, or that the work is outside RTA jurisdiction, the LTB can set aside the work order entirely.