Government form, explained · Ontario
The L4: eviction for breaking a settlement or order
The L4's full title is "Landlord's Application to End a Tenancy and Evict a Tenant – Tenant Failed to Meet Conditions of a Settlement or Order — FORM L4." It is the application a landlord files when a tenant breaks a term of a mediated settlement or an LTB order. It works differently from the L1 in two ways that matter to both sides — and it has a specific counter-move for tenants.
What the L4 is — and its two distinctive features
The L4 applies only where there is already a settlement or order in place and the tenant has failed to meet one of its conditions — most commonly a payment schedule that was agreed at, or ordered by, the Board.
- No filing fee: there is "No charge through the Tribunals Ontario Portal."
- Ex parte: "After the landlord files this application, the LTB will normally issue an order terminating the tenancy without holding a hearing." Ex parte orders arise from L3 and L4 applications.
The filing window
The L4 must be filed "no later than 30 days after the tenant failed to meet a condition." Past that window, this route is no longer available.
The tenant's counter: the S2 set-aside motion
Because an L4 order can be made without a hearing, tenants have a specific, equally-important right on the other side of it. A tenant can file a Form S2, "Motion to Set Aside an Ex Parte Order," and it is not a fee-barred remedy:
- It must be filed "no later than 10 days after the date the order was issued."
- Filing it stays the order — the order does not take effect until the motion is decided.
- There is no charge for an S2 (or S3) motion.
- If the 10-day deadline is missed, the tenant needs a separate Request to Extend Deadline.
As with every LTB order, an eviction is enforced only by the Court Enforcement Office (the Sheriff) — never by the landlord directly.
Common Questions
What is an L4 at the LTB?
The L4 is the "Landlord’s Application to End a Tenancy and Evict a Tenant – Tenant Failed to Meet Conditions of a Settlement or Order." A landlord files it when a tenant breaks a term of a mediated settlement or an LTB order — for example, a payment plan the tenant agreed to and then missed.
How much does an L4 cost?
There is "No charge through the Tribunals Ontario Portal." Unlike the L1, the L4 has no filing fee when submitted through the portal.
Why does an L4 skip the hearing?
The L4 can be decided ex parte: "After the landlord files this application, the LTB will normally issue an order terminating the tenancy without holding a hearing." It must be filed no later than 30 days after the tenant failed to meet a condition. Ex parte orders arise from L3 and L4 applications.
A tenant got an ex parte L4 order — can it be undone?
Yes. The tenant can file a Form S2, "Motion to Set Aside an Ex Parte Order," no later than 10 days after the date the order was issued. Filing the S2 stays the order until the motion is decided, and there is no charge for it. Missing the 10-day deadline requires a separate Request to Extend Deadline.
Where to go from here
Guidepost is not a law firm, and this is general information, not legal advice. If you have received an ex parte order, the deadlines are short — contact the Landlord and Tenant Board or a legal clinic promptly. Full disclaimer. Source: tribunalsontario.ca (LTB). Last updated: July 2026.