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A tenant moves out. You walk through the unit and find holes in the walls, a damaged door, and a carpet that needs replacing. The last month's rent deposit covered a fraction of it. What now?

In Ontario, landlords who discover damage after a tenancy ends have a specific legal tool: the L10 application to the Landlord and Tenant Board. It lets you claim compensation for damage to the rental unit, the building, or other property — up to $35,000 — but only if you file within one year and have the documentation to back it up.

This guide covers what the L10 is, when to use it, what you can claim, how to file, and the most common mistakes that get these applications dismissed.

What Is the L10 Application?

The L10 is an LTB application called "Application to Collect Money a Former Tenant Owes." It applies specifically to situations where the tenancy has already ended and the landlord is pursuing a financial claim after the fact.

It is distinct from the forms used during an active tenancy:

N5/N7 — notices served to the tenant while they still live in the unit
L2 — application to evict and/or seek compensation during the tenancy
L1 — application for unpaid rent

The L10 is for after the fact. If the tenant has already vacated — by moving out voluntarily, following an N11 agreement, by order, or any other way — and you discover damage you want to recover, the L10 is the right tool.

What You Can Claim on an L10

Under the Residential Tenancies Act (RTA), landlords can claim compensation for:

Damage to the rental unit beyond normal wear and tear (holes in walls, broken fixtures, damaged flooring, destroyed appliances)
Damage to the residential complex — common areas, exterior, shared equipment damaged by the tenant
Unpaid rent that remains after the last month's rent deposit was applied
Other money owed related to the tenancy (such as costs related to restoring the unit to rentable condition caused by the tenant's breach)

The maximum claim on an L10 is $35,000. If your damages exceed $35,000, you can either:

Claim $35,000 at the LTB and waive the excess, or
Pursue the full amount in Superior Court (more expensive, slower, but no cap)

For most small landlords in London, St. Thomas, and Strathroy, $35,000 covers the realistic damage range.

What You Cannot Claim on an L10

This is where many L10 applications fail. The LTB is strict about what qualifies.

You cannot claim for:

Normal wear and tear — carpet that wore down over five years of normal use, minor scuffs on walls, small nail holes, faded paint. These are part of owning a rental property.
Pre-existing damage — if the damage was there before the tenant moved in and you didn't document it, you have no basis to claim it was caused by the tenant.
The last month's rent deposit — you cannot claim the deposit itself as damages. It must be applied to the last month of the tenancy. If you didn't apply it properly, you owe it back — you can't reclassify it as damage recovery.
Improvements or upgrades — replacing a 15-year-old carpet with a new premium model and claiming full cost from the tenant won't work. The LTB applies a depreciation standard — you can recover the cost to restore the unit to its pre-tenancy condition, not to upgrade it.
Damage caused by other tenants or parties — the L10 covers damage caused by the named tenant.

The One-Year Deadline

You have one year from the date the tenancy ends to file an L10.

If you miss this window, the LTB has no jurisdiction. The claim is gone. You would need to pursue Small Claims Court, which has a two-year limitation period but different procedural requirements and no specialized landlord-tenant expertise.

The tenancy end date is typically the date the tenant vacated or the termination date on the final order, whichever is later.

Don't wait. The one-year clock starts at tenancy end, not when you discover the damage. If you do a move-out inspection in October and find damage, file before the anniversary of the tenancy-end date — not the discovery date.

Documentation: The Case Is Won or Lost Before You File

The LTB hears L10 applications based on evidence. Your documentation package is your case. Without it, you have testimony against testimony — and that rarely goes well for landlords.

What you need to prove your claim

1. Move-in inspection report A signed move-in inspection (Form N4 is for rent, but many landlords use a standard inspection form) showing the condition of the unit at the start of the tenancy. If the tenant signed it, even better. If you don't have one, your L10 claim becomes much harder — you have no documented baseline.

2. Move-out inspection report A thorough written record of the unit's condition when the tenant vacated. Photos and video are essential. Document every damaged item with its location, nature of damage, and date of inspection.

3. Repair estimates or invoices You need to show what it cost to fix the damage. Get written quotes or invoices from licensed contractors. For smaller work, retain receipts and before/after photos. The LTB wants to see that the costs were real and reasonable.

4. A comparison between move-in and move-out condition You need to show the unit was in better condition when the tenant moved in than when they moved out. The gap between the two is the basis of your claim.

5. Proof the tenant caused the damage If the tenant disputes the claim, you need to establish causation. Photos, maintenance requests, inspection records, and any written communications about the damage during the tenancy all help.

Step-by-Step: How to File an L10

Step 1: Confirm you are within one year of the tenancy end date

Calculate the tenancy-end date. Count forward 12 months. If you are within that window, proceed. If not, consider Small Claims Court.

Step 2: Gather your documentation package

Compile everything listed in the documentation section above. Organize it chronologically. Number your exhibits. Write a brief summary of each document.

Step 3: Complete the L10 form

The L10 is available through the LTB online portal at tribunalsontario.ca/ltb. You will need:

The former tenant's name and last known address
The rental unit address
The tenancy start and end dates
The amount claimed, broken down by category (rent arrears, damage, other)
A narrative description of the claim

Step 4: Pay the filing fee

As of 2026, the L10 filing fee is $186 online or $201 at an LTB office. This is non-refundable if you lose the case.

Step 5: Serve the former tenant

After filing, you must serve the L10 and all supporting documents on the former tenant. The standard service methods under RTA s.191 apply — personal service, mail, courier, or email (if consented to in writing). Keep your Certificate of Service.

The LTB will schedule a hearing and notify both parties.

Step 6: Attend the hearing

L10 hearings in London and the surrounding area (Middlesex, Elgin, Lambeth) are typically handled by the London Regional LTB office via video hearing. Expect a 4–8 week wait for a hearing date after filing. Come prepared with your organized documentation package, a printed copy for reference, and a clear narrative of events.

L10 Hearing: What to Expect

An L10 hearing follows the same structure as other LTB hearings:

The adjudicator introduces the case and parties
You present your evidence and claim (you filed, so you go first)
The former tenant responds and cross-examines your evidence
The adjudicator may ask questions
Final submissions
Order issued (usually within 2–4 weeks of the hearing)

Key things to know:

Before you keep reading

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You bear the burden of proof. You must demonstrate, on a balance of probabilities, that the damage occurred, was caused by the tenant, and resulted in the claimed costs.
The adjudicator applies a depreciation standard. A 10-year-old stove that was damaged won't be replaced at full market price — expect some depreciation applied to the award.
Hearsay evidence is limited. A contractor's verbal estimate won't hold up — get written quotes on company letterhead.
Former tenants often don't appear. If the former tenant doesn't attend, you may receive a default order. However, as with L1 hearings, the adjudicator still reviews your evidence — a default is not an automatic win.

L10 vs. Small Claims Court: Which Should You Use?

Both options are available after a tenancy ends. Here's how to choose:

Factor	L10 (LTB)	Small Claims Court
Maximum claim	$35,000	$35,000
Filing fee	$186–$201	$102–$550 (varies by claim size)
Deadline	1 year from tenancy end	2 years from discovery
Speed	4–8 weeks to hearing	4–12+ months
Complexity	LTB procedure (simpler)	Court procedure (more formal)
Expertise	Adjudicators know the RTA	General civil court
Enforcement	LTB order → sheriff	Court judgment → enforcement proceedings

Use the L10 when:

The claim is straightforward damage and arrears
You have solid documentation
The claim is under $35,000
You want a decision faster than Small Claims Court

Consider Small Claims Court when:

The claim exceeds $35,000 (pursue the full amount)
You are past the one-year LTB window but within two years
The claim involves unusual circumstances a court is better positioned to assess

London and SW Ontario Context

London landlords filing L10 applications deal with the London Regional LTB office, which handles matters for Middlesex, Elgin, Oxford, and surrounding counties.

Current timelines (2026):

Filing to hearing: approximately 4–8 weeks for L10 matters
Order after hearing: 2–4 weeks
Enforcement: If the former tenant doesn't pay voluntarily, you can file the LTB order with Small Claims Court to enforce as a court judgment, and then proceed to wage garnishment or other collection methods

One note specific to London: if the former tenant's last address of record was the rental unit, serve the L10 there as well as at any known forwarding address. The LTB accepts service at the last known residential address.

Common Mistakes That Get L10 Applications Dismissed

1. No move-in inspection Without a documented baseline, you cannot prove the tenant caused the damage. This is the most common reason L10s are dismissed or reduced significantly.

2. Applying the last month's rent deposit to damages The last month's rent deposit must be applied to the last month of rent — period. It is not a damage deposit. If you misapplied it, the tenant can file a T1 to recover it, and your L10 claim is weakened.

3. Claiming normal wear and tear Worn carpet, minor wall scuffs, faded paint — these are not compensable. Claiming them makes your entire submission look weaker.

4. Missing the one-year deadline Once the year passes, the LTB has no jurisdiction. File promptly.

5. No repair invoices or written estimates "I had to fix it and it cost me $3,000" won't work without documentation. Get written quotes and retain invoices for all repair work.

6. Poor photos or video Blurry, undated, or poorly labelled photos don't help. Use a smartphone, enable the timestamp, and photograph every damaged item close-up and in context.

7. Claiming before the tenancy officially ends The L10 is for after the tenancy ends. If the tenant is still in the unit, use the N5, N7, and L2 process instead. Filing an L10 for an active tenancy is procedurally incorrect.

Connecting the L10 to Your Damage Recovery System

The L10 is the last step in a good damage recovery process — not the first. By the time you file, you should already have:

A signed move-in inspection from day one
Photos of the unit's condition at move-in
A maintenance log documenting any damage reported or observed during the tenancy
A thorough move-out inspection with photos and video
Written repair estimates or invoices obtained promptly after move-out

If this documentation system is in place, an L10 becomes straightforward. If it isn't, you're building the case retroactively — which is much harder.

The posts on tenant damage rights, move-in and move-out inspections, and what landlords can deduct from last month's rent cover the upstream steps that make the L10 work.

Frequently Asked Questions

Can I file an L10 for rent arrears the deposit didn't cover? Yes. If the last month's rent deposit didn't cover the full amount of rent owed at the end of the tenancy, you can claim the shortfall on the L10 along with any damage claims.

What if I never did a move-in inspection? You can still file, but your claim will be harder to prove. The LTB will give weight to whatever evidence you have. Detailed move-out photos, prior correspondence about the unit's condition, and repair invoices all help — but a missing move-in baseline is a real weakness.

The former tenant has no assets. Is it worth filing? Sometimes. An LTB order is enforceable for years — if the former tenant's financial situation improves, you can enforce the order through Small Claims Court wage garnishment or bank levies. Some landlords file simply to have a legal record of the event. Whether it's worth the filing fee depends on your circumstances.

Can I claim for damage caused by the tenant's pet? Yes, if the damage was caused by the tenant (or occupants or animals they were responsible for), it's claimable on an L10. Pet damage — scratched floors, stained carpet, damaged doors — is recoverable if documented at move-out and compared to move-in condition.

What if the tenant disputes the damage amount? The adjudicator hears both sides and decides based on evidence. Bring multiple repair estimates, before/after photos, and any relevant maintenance records. The LTB applies a "reasonable cost to restore" standard, not replacement value.

Can I file an L10 against a former co-tenant? An L10 names the tenant(s) on the lease. If multiple tenants were on the lease, you can name all of them — joint and several liability applies. Each named respondent is responsible for the full amount of the claim.

What happens after I get an L10 order? If the former tenant doesn't pay voluntarily, you can file the LTB order with Small Claims Court as an order for payment. From there, enforcement options include wage garnishment, bank account levies, and liens against personal property. The LTB itself doesn't enforce payment — it issues the order, and you enforce it.

Does the L10 interact with the N5/N7 process? Not directly. If you served an N5 or N7 during the tenancy and the matter was resolved (eviction, agreement, or L2 application), that history is relevant context but doesn't replace the L10. The L10 is specifically for claims arising after tenancy end. If you want to claim damage that occurred during the tenancy AND the tenant is still living there, use the L2.

Working With a Professional Property Manager

Damage recovery after a tenancy ends is easier when documentation systems are built in from day one — not assembled after the fact when you realize you have a problem.

At Prospera Properties, every tenancy includes a documented move-in inspection, photo records, and a move-out inspection at turnover. When a tenancy ends with a dispute, the documentation is already there.

If you're managing London, St. Thomas, or Strathroy properties on your own and finding that the administrative side — inspections, records, compliance tracking — is consuming more time than expected, our pricing page covers what professional management includes.

The L10 application gives Ontario landlords a real legal path to recover damage costs after a tenant leaves — but it requires documentation built up over the entire tenancy, not scrambled together at move-out. The one-year deadline is firm. File before it passes.

L10 Application Ontario: How to Recover Tenant Damage After the Tenancy Ends