How to File a T6 Application for Maintenance Problems in Ontario

Leaks, broken heat, pests or other unrepaired problems can make a home hard to live in. If your landlord has not dealt with them after you asked, a T6 application to the Landlord and Tenant Board (LTB) is one way to seek a decision about repairs and rent.

This article explains how to prepare, how to file and what to expect in the process. What the LTB orders, including any repair order or rent reduction, depends on the facts of your case, so a lawyer or tenant legal clinic can help you assess it.

Is your home covered?

The Residential Tenancies Act, 2006 covers landlords and tenants of most rental units, including apartments, houses and rooms in rooming or boarding houses. Non-profit, public, university and college residences are still covered by most of the Act's other rules, such as maintenance and eviction.

The Act does not apply if you must share a kitchen or bathroom with the owner or the owner's family members. If you are not sure, ask a legal clinic or lawyer before filing.

Build your case before you file

The LTB decides based on evidence, so start with a clear record of the problem and of your efforts to get it fixed.

• Photos or video of each problem, with dates
• Written requests you sent to your landlord, and any replies
• A timeline of when each problem started and what was done
• Receipts for any costs you paid because of the problem
• Reports from inspectors, tradespeople or other professionals, if you have them
• Your lease and proof of the rent you pay

Written requests are usually more helpful than phone calls because they show dates and what you asked for.

Filing your T6 application

The Tribunals Ontario Portal can be used to submit applications, check file status, upload evidence and see whether an order has been issued, and it is encouraged for T6 applications. You can also file in person at ServiceOntario locations (filing only), or by mail or courier to 15 Grosvenor Street, Ground Floor, Toronto, ON M7A 2G6.

For questions about the process, you can call the LTB toll-free at 1-888-332-3234, Monday to Friday 8:30 a.m. to 5:00 p.m.. Staff give information but not legal advice.

Waiting, hearing and evidence rules

The LTB says hearings for most application types other than L1 and L9 are scheduled 5 to 7 months out, and most decisions issue within 30 days of the hearing. These times were stated by the LTB and may have changed. Wait at least two months after filing before checking status.

Your evidence must be disclosed 7 days before the hearing, and responding evidence 5 days before, unless the LTB orders otherwise. A party who does not comply may be barred from relying on that evidence, and filing evidence does not make it admissible, because the Member decides. Hearing evidence can be emailed to LTB.Evidence@ontario.ca with the file number and hearing date in the subject line, or uploaded through the portal.

What to do next

• Send your landlord a dated written request for repairs if you have not already
• Organize your photos, receipts and timeline
• File through the Tribunals Ontario Portal if you can
• Contact the Advocacy Centre for Tenants Ontario, which is funded by Legal Aid Ontario
• If an order is made and you disagree, check the review and appeal deadlines right away

Frequently asked questions