L3 Tenant Termination Form (L3)

Under Ontario’s Residential Tenancies Act, 2006 (RTA), an L3 Application allows landlords to obtain an official eviction order from the Landlord and Tenant Board (LTB) when a tenant has provided notice to move out or signed a mutual agreement to end the tenancy.

Unlike most LTB applications, the L3 process is generally processed ex parte (without holding a formal hearing), providing a fast, streamlined path to legal eviction if a tenant refuses to vacate on the agreed-upon date.

When to File Form L3: Statutory Prerequisites

Landlords can file an L3 Application under two specific circumstances:

1. Tenant Issued Notice to End Tenancy (Form N9): The tenant served a written Form N9 indicating their intention to terminate the tenancy.
2. Mutual Agreement to Terminate (Form N11): Both the landlord and tenant voluntarily signed a written Form N11 (Agreement to End the Tenancy).

Important Condition: A Form N9 or Form N11 is void if signed at the time the tenancy agreement was entered into. The agreement or notice must be executed after the initial tenancy has commenced.

Step-by-Step L3 Application & Eviction Process

1. Obtain Signed Notice (N9) or Agreement (N11): Prerequisite Step. Ensure you possess a valid, written Form N9 or Form N11.
   • Confirm the document clearly states the agreed-upon termination date.
   • Verify that the document was signed by the tenant after the tenancy began.
2. Prepare Form L3 & Mandatory Declaration: Strict Statutory Deadline. Assemble the complete LTB filing package:
   • Complete Form L3 with accurate rental unit details and party names.
   • Attach a copy of the signed Form N9 or N11.
   • Attach a completed, signed LTB Declaration confirming the lease start date, signature date, and validity of the agreement.
3. Submit Application to the LTB: Filing Window & Fees. File the application through official LTB channels:
   • Online: Tribunals Ontario Portal ($186 filing fee).
   • Mail/Courier: LTB Regional Office ($201 filing fee).
   • Mandatory Deadline: You can file as soon as the N9/N11 is signed, but you must apply no later than 30 days after the termination date listed in the agreement/notice.
4. LTB Issues Eviction Order Without Hearing: Ex Parte Decision.
   • Because the tenant already agreed or gave notice to leave, the LTB typically issues an Ex Parte Eviction Order without scheduling a hearing.
   • Copies of the order are mailed to both the landlord and tenant.
5. Tenant’s 10-Day Motion Window: Tenant Appeal Window.
   • The tenant has 10 days from the date the order is issued to file a Motion to Set Aside an Ex Parte Order if they claim they never signed the agreement, were coerced, or the notice was invalid.
   • If a Motion to Set Aside is filed, the eviction is stayed until an LTB hearing takes place.
6. Enforce Eviction via the Sheriff: Physical Possession.
   • If the tenant does not vacate by the order date and no motion is filed, file the order with the Court Enforcement Office (Sheriff).
   • Pay the Sheriff’s fee (~$315 + mileage) to have the Sheriff execute the physical eviction and restore possession.

Form L3 Requirements & Summary

Key Benefits of Using Form L3

1. No Waiting for Hearing Dates: Avoids months of LTB scheduling backlogs by proceeding directly to an ex parte order.
2. Proactive Security: Landlords can file Form L3 immediately after an N9 or N11 is signed rather than waiting to see if the tenant actually moves out on the termination date.
3. Legal Certainty: Secures an enforceable court order that allows immediate Sheriff enforcement if the tenant changes their mind on move-out day.

Frequently Asked Questions (FAQ)