L10 Application: How to Recover Unpaid Rent From a Former Tenant
When a tenant moves out owing rent, the money isn’t necessarily gone. The L10 lets Ontario landlords claim what a former tenant owes through the Landlord and Tenant Board, but there is a one-year deadline.
Key points
- The L10 is the LTB application to collect money a former tenant owes, such as unpaid rent, damage and other charges.
- You must file within one year after the former tenant moved out.
- You need a rent ledger, the lease, photos and invoices to prove what is owed.
- An order confirms the debt. To collect, you can enforce it through Small Claims Court, for example by garnishing wages or a bank account.
Before you file an L10, ask whether it’s worth it. Most of the time, the amount owed doesn’t justify the cost of collecting. Book a free 20-minute call and we’ll tell you honestly whether yours does.
Book a free 20-minute call →When a tenant leaves owing rent, whether they moved out on their own, after an N11 or after an eviction, many landlords assume the money is gone. It doesn’t have to be. The L10 application lets you pursue a former tenant for what they owe after the tenancy has ended.
What the L10 covers
- Rent the former tenant didn’t pay.
- Damage to the unit beyond normal wear and tear.
- Other money owed under the tenancy, such as NSF charges or unpaid utilities the tenant was responsible for.
- Rent lost because the tenant left without proper notice, subject to your duty to try to re-rent.
The one-year deadline
You must file the L10 within one year after the former tenant moved out. Miss it and you can no longer use the LTB for this claim.
What you need to prove
| Claim | Evidence |
|---|---|
| Unpaid rent | Lease, rent ledger showing what was owed and paid, and the move-out date |
| Damage | Move-in and move-out photos, repair invoices or quotes |
| Lost rent after leaving early | The tenant’s notice or abandonment, and proof you tried to re-rent |
| Other charges | Bank NSF notices, utility bills and the lease terms |
The Board decides on a balance of probabilities, meaning it must find it more likely than not that the former tenant owes the amount.
Former tenant owes you money? We file L10 applications and help Ontario landlords collect.
Book a free 20-minute call →Collecting after the order
An L10 order confirms the debt, but collecting it is a separate step. You can file the order with the Small Claims Court and use its enforcement tools, such as garnishing wages or a bank account. If the former tenant has no income or assets, collecting can be difficult, so it helps to know where they work. See our guide to wage garnishment.
L10 or Small Claims Court?
The LTB can only award up to its monetary limit, currently $35,000. If more is owed, or the claim goes beyond the tenancy, Small Claims Court may be the better route. You generally pick one forum for the claim, so get advice on which suits your situation.
Frequently asked questions
What is an L10 application?
It is the Landlord and Tenant Board application to collect money a former tenant owes, such as unpaid rent, damage and other charges related to the tenancy.
How long do I have to file an L10?
Within one year after the former tenant moved out. After that, you can’t use the LTB for the claim.
Can I claim for damage on an L10?
Yes. You can include damage beyond normal wear and tear, with photos and repair invoices as evidence.
How do I collect the money after I win?
File the LTB order with the Small Claims Court and use its enforcement tools, such as garnishing wages or a bank account.
Is there a limit to how much I can claim at the LTB?
Yes. The LTB can award up to its monetary limit, currently $35,000. Larger claims may need to go to court.
About Robert Di Lisi
Robert is a paralegal licensed by the Law Society of Ontario and co-founder of Stonegate Legal Services, a landlord-only firm. He leads client intake and speaks at landlord seminars across the GTA. Like the rest of the team, he is a landlord himself.
Former tenant left owing you money?
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