An L4 application is one of the least common LTB forms a landlord will file — but when you need it, there's no substitute. It's the tool you use when a tenant has broken a promise made in a settlement agreement with you, or violated an order issued by the Landlord and Tenant Board itself.

This is different from evicting for unpaid rent, noise, damage, or illegal activity. You're not starting from scratch with an N-form notice. You already have a documented agreement or court order, and the tenant broke it. That changes the filing process, the timeline, and your legal position.

This guide walks you through what an L4 is, when to use it, how to file it, and what to expect at the hearing.

What is an L4 Application?

An L4 is a formal application to the Landlord and Tenant Board requesting an order to end the tenancy and evict a tenant because they failed to meet the conditions of:

A settlement agreement you reached with the tenant (outside the LTB, or as part of a mediated settlement); or
An LTB order previously issued in your favour.

Under the Residential Tenancies Act, Section 78, you have the right to apply for an L4 if the tenant breaches the terms they agreed to or were ordered to follow.

The L4 is not a first step. It assumes you already have something in writing — a signed agreement or a tribunal order — that the tenant has now violated.

When to Use an L4 vs. Other Applications

You file an L4 only in specific circumstances. Confusing it with an L1 or L2 will waste time and get your application rejected.

File an L4 if:

You and the tenant signed a settlement agreement (even informally documented) that required them to do something specific — pay arrears by a certain date, fix damage by a deadline, remove an unauthorized occupant, etc. — and they didn't.
The LTB previously issued an order in your favour (from an L1, L2, or other hearing) and the tenant is now violating that order. For example, an order said the tenant must pay $500 monthly arrears on top of rent; they've now stopped paying the arrears portion.

Do NOT file an L4 if:

You've only given a verbal warning or informal text message. You need a documented agreement or formal LTB order.
The tenant is simply late on rent (no prior settlement or order). Use an N4 notice and L1 application instead.
The tenant is causing noise, damage, or illegal activity for the first time. Use an N5, N6, or N7 notice and L2 application instead.
The tenant gave notice to vacate or you agreed they can leave. Use an L3 application instead.

The L4 assumes prior agreement or order. Without it, you don't have grounds.

Settlement Agreements That Support an L4

A settlement agreement doesn't need to be fancy or drafted by a lawyer. It can be:

A text message exchange where the tenant agrees to pay $300 by Friday and repair the kitchen cabinet by end of month.
An email confirmation of a phone conversation where you agreed to accept late rent for three months while they find work.
A handwritten note both of you signed.
A formal settlement agreement drafted during LTB mediation.

What matters: clarity, dates, and both parties' agreement that the terms are binding.

Keep the settlement simple and specific. Vague terms like "pay when you can" or "fix the place up" are hard to enforce. Instead, write: "Tenant will pay $500 in arrears on the 15th of each month starting June 15, 2026, in addition to regular rent."

If the tenant breaches a clear, dated term, you have grounds for an L4.

LTB Orders That Support an L4

If the Landlord and Tenant Board already issued an order requiring the tenant to do something, and they've now broken that order, you can file an L4.

Common examples:

An L1 order awarded you $2,000 in unpaid rent, and the tenant was ordered to pay it in installments. They skipped three payments.
An L2 order required the tenant to stop unauthorized occupants from living in the unit. Those occupants are still there.
A hearing officer ordered the tenant to repair damage within 30 days. The deadline has passed and the damage remains.

The key: the order must specifically require or prohibit something. A generic order saying "tenancy is ended effective [date]" is not the kind of order you'd enforce with an L4; you'd enforce it through the Sheriff.

Step-by-Step: How to File an L4

1. Gather Your Documentation

Before you file, collect:

The original settlement agreement or signed document outlining what the tenant agreed to (or a copy of the LTB order).
Proof the tenant breached the agreement or order. This might be:
- Bank records showing the promised payment was not made.
- Photos or inspection records showing damage still exists.
- Witness statements or your own dated notes about unauthorized occupants still living in the unit.
- Lease records or utility bills showing the person's presence.
A dated notice to the tenant that they breached the agreement or order. The Residential Tenancies Act requires you to give the tenant written notice of the breach before filing an L4. A simple letter works: "As of [date], you have not met the condition to [specific breach]. If you do not comply by [reasonable deadline], I will file an L4 application."

This notice is critical. If you file without giving the tenant a chance to correct the breach, your application may be dismissed.

2. Complete Form L4

The L4 form is available on the Tribunals Ontario website. It's shorter than an L1 or L2 because you're not detailing grounds; you're citing an existing agreement or order.

Fill in:

Your information (name, address, phone, email).
The tenant's information.
The property address.
The type of breach:
- "Settlement agreement" or "LTB order" (specify which order, e.g., "Order dated March 15, 2026 from L1 hearing").
A description of what the tenant was supposed to do and what they actually did (or didn't do).
The date you gave notice of the breach.
The relief sought: an order to end the tenancy and evict.

Be specific and factual. Generic descriptions like "tenant didn't follow the order" will cause delays.

3. File with the LTB

You have three options:

Online (fastest): Visit the Tribunals Ontario LTB Portal. Create an account if you haven't already, upload your completed L4 form, upload supporting documents (the settlement agreement, LTB order, photographs, notices), and pay the filing fee. You'll receive a confirmation email with your file number immediately.

In person: Visit the LTB office in Toronto (393 University Avenue) or regional offices if available. Bring original documents and two copies of your application. File in person and pay the fee.

By mail: Print and send three copies of the L4 form, plus supporting documents, to the address on the tribunalsontario.ca website. Include a cheque for the filing fee. Processing takes 2–3 weeks longer than online.

4. Filing Fee

As of 2026, the filing fee is:

$170 if filing online
$155 if filing in person
Fees are waived or reduced if you meet low-income criteria; check the LTB fee waiver policy.

The fee is non-refundable, even if your application is dismissed.

5. Service (Giving the Tenant Notice of the Hearing)

Once you file, the LTB will schedule a hearing date and serve both you and the tenant with notice. You do not serve the tenant yourself for an L4; the tribunal does.

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The hearing date will typically be 30–60 days after filing, depending on the LTB's schedule and local availability.

What to Bring to the L4 Hearing

Prepare as though you're proving the breach to a hearing officer:

Original settlement agreement or copy of the LTB order. Bring the actual document, not just a photo.
Proof of the breach. Bank statements, photos, inspection reports, witness contact info, dated notes of your own observations.
The notice you gave the tenant. The letter or email telling them they breached and giving them a deadline to cure. This is essential; without it, your application will likely be dismissed.
Any correspondence after the notice. Emails, texts, or letters where the tenant acknowledged the breach, promised to fix it, or ignored your notice.
Rental history and lease. Bring the original lease to show what the original terms were, if relevant.
Your own testimony. Be prepared to explain, in your own words, what the tenant was supposed to do, when they were supposed to do it, and why the breach is clear.

Unlike an L1 or L2, an L4 hearing is usually shorter because the dispute is narrower: the only question is whether the tenant breached a specific condition, not whether they're guilty of unpaid rent or noise.

Common Reasons L4 Applications Are Dismissed

No Notice Given to the Tenant

The most common reason. The RTA requires you to give the tenant written notice of the breach before filing an L4. If you skip this step, the hearing officer will dismiss your application on the spot and advise you to provide notice and refile.

Always write the tenant a formal notice — even if you've complained verbally a dozen times.

The Agreement or Order Was Vague

If the settlement agreement says "tenant will keep the place clean" without dates or specific standards, you'll have a hard time proving a breach. Similarly, if an LTB order simply says "tenant will comply with lease," that's too general to enforce via L4.

An L4 requires a specific, measurable condition that the tenant either did or didn't meet.

The Tenant Cured the Breach Before You Filed

If the tenant breached the settlement, you gave them notice, and they then fixed the problem before the hearing date, the hearing officer may dismiss the application as moot. The remedy has already been achieved.

Document when the breach occurred and confirm it hasn't been remedied before filing.

No Proof of Service

If you can't prove you actually delivered the notice of breach to the tenant, the hearing officer can't assume they knew about it. Keep copies of emails, text confirmations, certified mail receipts, or a hand-written note the tenant signed.

The Settlement Agreement Was Oral Only

If you're relying on an oral settlement (a phone call, a conversation in the hallway), you may struggle to prove its existence and exact terms. A hearing officer will ask for corroborating evidence: an email summary you sent the tenant, a text message confirming the terms, or a witness who heard the conversation.

Write settlements down immediately and get the tenant to acknowledge them, even via email.

Section 83 Discretion (Staying the Eviction)

Even if you prove the breach, a hearing officer has discretion under Section 83 of the RTA to refuse the eviction order if they believe it would cause undue hardship to the tenant.

This is rare in L4 cases because the tenant has already broken an agreement or court order, which demonstrates a pattern of non-compliance. But a hearing officer might stay the eviction if:

The tenant has paid rent consistently and only breached a side condition (e.g., failed to repair a non-safety item).
The breach was technical or the tenant made a good-faith effort to comply.
Eviction would result in homelessness or severe hardship and the tenant can cure the breach immediately.

Don't count on Section 83 as a fallback. Prepare your case as if the hearing officer will enforce the breach fully.

After You Win: Enforcing the L4 Order

If the hearing officer issues an order to evict based on breach of settlement or prior order, the next steps are the same as any eviction order: the Sheriff enforces it.

You do not remove the tenant yourself. After the order is issued, you file it with the Sheriff's office in the jurisdiction where the property is located, pay a fee (typically $100–150), and the Sheriff will carry out the eviction within 30 days of the order being issued.

The tenant has 10 days after the order is issued to request a "set-aside" hearing under Section 78(8), which can delay enforcement. This is rare, but possible.

Seven Common L4 Mistakes to Avoid

Filing without a prior written agreement or LTB order. You must have something documented. A verbal promise is not enough.
Giving the tenant no notice of the breach. You are legally required to notify them in writing and give them a reasonable opportunity to fix it.
Using vague language in the settlement or order. "Fix the place" and "pay when you can" are unenforceable. Use specific dates, amounts, and actions.
Waiting too long to file after the breach. While there's no strict deadline, delays weaken your credibility. File within 2–4 weeks of the breach becoming clear.
Not gathering supporting evidence. Don't rely solely on your own word. Bring documents, photos, receipts, and witness information.
Confusing an L4 with an L1 or L2. If this is the first time the tenant has failed to pay or misbehaved, you don't have an L4 claim. Start with an N-form notice.
Assuming the hearing officer will dismiss Section 83 defences. Prepare for the tenant to argue hardship. Be ready to counter with evidence of the original breach and the importance of compliance.

What This Means for Your Rental Business

An L4 is a second-line tool. It works best when:

You've negotiated a clear settlement with a tenant and want to enforce it without starting fresh with notices and new grounds.
An LTB order you already won is being violated, and you want to move to eviction without re-litigating the original issue.

It's not a shortcut. You still need documentation, notice, and proof. But it can be faster than an L1 or L2 because the dispute is narrower and the hearing is usually shorter.

If you're a London, St. Thomas, or Strathroy landlord managing multiple units, clarity in settlements and consistent record-keeping make L4 filings straightforward when needed. Prospera Properties handles the documentation, notice delivery, and hearing preparation for landlords whose tenants breach prior agreements, so you don't have to manage the tribunal process yourself.

Key Takeaways

An L4 applies when a tenant breaks a settlement agreement or violates an LTB order you've already obtained.
You must give the tenant written notice of the breach and a reasonable deadline to cure before filing.
The L4 form is shorter than L1/L2 because grounds are not the issue; compliance is.
Filing is $170 online or $155 in person, and the hearing typically occurs 30–60 days later.
Common dismissal reasons include lack of prior notice, vague settlement language, or failure to prove the breach.
Section 83 discretion still applies, so be prepared to show why eviction is necessary.
After you win, the Sheriff enforces the order; the tenant has 10 days to request a set-aside hearing.

Prospera Properties manages rental properties in London, St. Thomas, and Strathroy, Ontario. If a tenant is breaking an agreement with you or violating an LTB order, we handle the documentation, filing, and hearing preparation. Contact us to discuss your next steps.

L4 Application Ontario: Evicting a Tenant for Breaking a Settlement or Order