You and your tenant signed an N11 Agreement to End the Tenancy. The termination date came and went. The tenant is still in your unit, and they're not returning your calls.
Or your tenant served you a formal N9 notice saying they would be out by a specific date. That date passed. They stayed.
In both situations, you already have a signed, legally binding agreement that the tenancy is over. The tenant knows it. You know it. And yet there they are.
This is exactly the scenario the L3 application was built for. It's how Ontario landlords convert an agreed-upon termination into a formal eviction order — and unlike most LTB applications, it can often be done without a full hearing.
Here's what you need to know.
What Is an L3 Application?
An L3 — formally titled Application to End a Tenancy — Tenant Gave Notice or Agreed to End Tenancy — is filed with the Landlord and Tenant Board (LTB) when:
- The tenant signed an N11 Agreement to End the Tenancy and did not vacate by the agreed termination date
- The tenant served you an N9 Notice to Terminate the Tenancy at End of the Term and did not move out as stated
The key distinction: in an L3 situation, you did not serve the notice. The tenant initiated or agreed to the end of the tenancy. That matters because when the termination is tenant-initiated, the LTB can issue an eviction order under Section 77 of the Residential Tenancies Act (RTA) — often without scheduling a hearing at all.
Compare this to an L2 application, where you served notice for behaviour or damage and must go through a full hearing, or an L1 application for rent arrears where you also appear before an adjudicator. With an L3, the eviction is usually administrative: the LTB reviews the application, confirms the agreement or notice is valid, and issues the order on paper.
The Two Scenarios That Trigger an L3
1. The Tenant Signed an N11 and Didn't Leave
The N11 Agreement to End the Tenancy is a mutual agreement. Both you and the tenant sign it, agreeing that the tenancy will end on a specific date. It's often used after a negotiated move-out, a landlord buyout offer, or at the close of a mediated L1 settlement.
The N11 is binding the moment both parties sign it. If your tenant stays past the agreed date, you do not need to serve another notice. File an L3 immediately.
2. The Tenant Served an N9 and Stayed
A tenant who wants to end a fixed-term or month-to-month tenancy serves their landlord an N9 — Notice to Terminate the Tenancy at End of the Term. The N9 specifies a termination date, typically the last day of a rental period.
Once the tenant serves that notice, they are committed to that move-out date. If they change their mind and try to stay, their notice is still valid. You file an L3 to enforce it.
The Key Advantage: No Hearing Required
Most LTB applications require a hearing — a scheduled date where you present your case before an adjudicator, wait months for your turn, and hope the outcome goes your way.
The L3 is different.
Under Section 77(2) of the RTA, the LTB may make an eviction order without holding a hearing when a landlord files an L3 based on an N9 or N11. In practice, the LTB reviews the application and supporting documentation, confirms the agreement or notice is properly signed and dated, and issues the eviction order on paper.
This is not guaranteed — the LTB can still schedule a hearing if something about the application requires clarification. But the no-hearing pathway is available in most straightforward L3 cases, which makes this one of the faster routes to an eviction order in Ontario.
Important: You must file the L3 within 30 days of the agreed termination date. If you wait longer than 30 days, the LTB loses jurisdiction under Section 77 and you cannot use the no-hearing pathway.
How to File an L3 Application
Step 1: Gather Your Documents
You need to file the following with your L3:
- A copy of the signed N11 or the N9 notice the tenant served you
- Proof of the termination date (usually clear from the document itself)
- The address of the rental unit
- Proof of service (for N11: the signed form is sufficient; for N9: your copy of what the tenant served)
Keep originals. If you need help with documentation practices, our guide on landlord record keeping in Ontario covers what to store and for how long.
Step 2: File the L3 Through the LTB Online Portal
File at Tribunals Ontario's LTB portal. Create an account if you don't have one, select the L3 application type, and complete the form online. Upload your N11 or N9 as supporting documentation.
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The current filing fee for an L3 is listed on the LTB's fee schedule — check the portal for the current amount before you file, as fees are updated periodically.
Step 3: Confirm the Application Was Received
After you submit online, you will receive a confirmation number. The LTB will review the application and either:
- Issue an eviction order without a hearing (most common in clear N11/N9 cases), or
- Schedule a hearing if additional review is needed
After You File: What to Expect
Processing times for L3 applications vary, but because many are resolved on paper without a hearing, they tend to move faster than L1 or L2 applications. Expect anywhere from a few weeks to a couple of months for the order to be issued.
If the LTB issues the order without a hearing, you will receive a copy by mail and through the portal. The order will specify the termination date and authorize the Sheriff to enforce it if the tenant remains.
The 10-Day Set-Aside Window
Here's the one catch in the L3 process that landlords miss: even after the LTB issues an eviction order under Section 77, the tenant has 10 days to file a motion to set aside the order.
Under Section 77(6) of the RTA, a tenant can argue that:
- They did not sign the N11 voluntarily (coercion, misrepresentation)
- The N9 notice they served was served under duress
- There was a good-faith reason they could not vacate by the agreed date
If the tenant files a motion to set aside within those 10 days, the eviction is paused and a hearing is scheduled. This is rare in cases where the N11 was negotiated in good faith and both parties signed willingly, but it does happen. Solid documentation and a clean paper trail are your best protection against a successful set-aside motion.
If the 10 days pass without a motion, the order is final and you can proceed to Sheriff enforcement.
After the Order: Sheriff Enforcement
An eviction order does not allow you to remove the tenant yourself. Once your L3 order is final — and the 10-day set-aside window has passed — you must file the order with the Court Enforcement Office (the Sheriff's office) in your area.
The Sheriff schedules a posting date and, if needed, an enforcement date where they attend the unit and formally remove the tenant. You pay a Sheriff's fee (typically in the $300–$500 range depending on the county) when you file.
For the full walkthrough of this process, see our guide on enforcing an eviction order in Ontario with the Sheriff.
Common Landlord Mistakes on L3 Applications
Waiting too long to file. The 30-day window from the termination date is firm. If the tenant is still in your unit on day 31, you lose the no-hearing pathway and may need to serve fresh notice and file an L2.
Not having the signed N11. A verbal agreement to leave is not an N11. The LTB needs the signed form. If the tenant refuses to sign, a negotiated move-out is not enforceable through the L3 process.
Accepting rent after the termination date. If you accept rent from the tenant after the agreed termination date, you may have inadvertently created a new tenancy. Do not accept any rent payments after the N11 termination date if you intend to enforce the eviction.
Trying to enforce the order yourself. Even with a valid L3 eviction order, you cannot change the locks yourself, remove belongings, or shut off utilities. Only the Sheriff can enforce the order. Illegal lockouts expose you to significant penalties under the RTA. See how long eviction takes in Ontario for a realistic end-to-end timeline.
Not preparing for a set-aside hearing. If the tenant does file a motion, the hearing will examine the circumstances under which they signed the N11 or served the N9. Keep communications, emails, and any documentation showing the agreement was voluntary and informed. Our LTB hearing preparation guide applies here too.
The L3 in Context: Where It Fits in the LTB Process
The L3 is a narrow tool for a specific situation. It only works when the tenant's agreement to leave is already documented. It does not apply when:
- You served the notice (N12, N13, N5, N4, etc.) — those lead to L2 or L1 applications
- The tenant disputes the termination
- There is no written N11 or N9
If you are dealing with a tenant who hasn't agreed to leave and has no obligation to, you are in L1 or L2 territory. The LTB application landscape is wide, and using the wrong form wastes time and money.
For landlords managing multiple properties in London, St. Thomas, or Strathroy, keeping these application types straight — and knowing which to file the moment a situation arises — is one of the genuine value-adds of professional property management. Prospera Properties handles the full LTB process for the landlords we work with, from proper notice service to Sheriff coordination. If the tribunal process feels like a minefield, reach out to see how we can help.