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LTB T2 Application — Tenant Rights, Grounds & Submissions (Ontario)
A landlord who walks into your unit without notice, changes the locks, cuts the heat or makes the tenancy unlivable is breaking specific sections of Ontario's Residential Tenancies Act, 2006 — and the Landlord and Tenant Board exists to order it stopped and paid for. The T2 form itself is a checklist; what decides the file is the submission behind it. Our Canadian template builds that document: the right ground matched to the right section of the Act, the one-year window confirmed, a dated incident log, a quantified rent abatement, and the administrative fine positioned where the conduct earns it.
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LTB Form T2 — Grounds and Submissions
Application About Tenant Rights Under The Residential Tenancies Act, 2006 · June 11, 2026
Priya R. Sharma
Unit 1204, 88 Wellesley Street East, Toronto ON M4Y 1H1
+1 (416) 555-0142
priya.sharma@email.ca
June 11, 2026
Landlord and Tenant Board (Tribunals Ontario)
Province of Ontario
FORM T2 — APPLICATION ABOUT TENANT RIGHTS — SUBMISSIONS
Illegal entry into the rental unit · RTA ss.25-27
To the Member assigned to this application,
I file this letter with my Form T2 — Application about Tenant Rights against Bayfront Residential Holdings Inc.. It does not replace the prescribed form: it is the grounds and submissions the form has no room for — who I am, what the landlord did, the section of the Residential Tenancies Act, 2006 that conduct breaches, and the orders I ask the Board to make.
I file this letter with my Form T2 — Application about Tenant Rights against Bayfront Residential Holdings Inc.. It does not replace the prescribed form: it is the grounds and submissions the form has no room for — who I am, what the landlord did, the section of the Residential Tenancies Act, 2006 that conduct breaches, and the orders I ask the Board to make.
1.
TENANT, LANDLORD AND THE RENTAL UNIT
Tenant: Priya R. Sharma
Rental unit: Unit 1204, 88 Wellesley Street East, Toronto ON M4Y 1H1
Telephone: +1 (416) 555-0142
Email: priya.sharma@email.ca
Landlord: Bayfront Residential Holdings Inc.
Landlord address: 400 King Street West, Suite 900
Toronto ON M5V 1K4
Tenancy began: September 1, 2023
Monthly rent: $2,150.00
Occupancy: I remain in possession of the rental unit.
Rental unit: Unit 1204, 88 Wellesley Street East, Toronto ON M4Y 1H1
Telephone: +1 (416) 555-0142
Email: priya.sharma@email.ca
Landlord: Bayfront Residential Holdings Inc.
Landlord address: 400 King Street West, Suite 900
Toronto ON M5V 1K4
Tenancy began: September 1, 2023
Monthly rent: $2,150.00
Occupancy: I remain in possession of the rental unit.
2.
THE GROUND AND WHAT HAPPENED
This application concerns illegal entry into the rental unit — ss.25-27 of the Residential Tenancies Act, 2006. The conduct began on or about January 14, 2026 and most recently occurred on May 27, 2026. In summary: Since January the building superintendent has entered my unit at least five times without any notice — twice while I was at work, confirmed by my door camera. The stated reason afterwards was "checking the radiators", but on two occasions prospective-purchaser viewings were being conducted. No 24-hour written notice was ever given for any of these entries.
3.
TIME LIMIT
Under s.29(2) of the Residential Tenancies Act, 2006, a T2 application cannot be made more than one year after the day the conduct occurred. The most recent conduct in this application occurred on May 27, 2026, and the application is filed within that one-year window. Where the conduct is continuing, each fresh occurrence restarts its own one-year clock — but compensation reaches back no further than the year before filing, which is why this application is made now rather than later.
4.
ORDERS REQUESTED
I ask the Board to make the following orders: An order that the landlord and its superintendent stop entering the unit except in compliance with the Act; a rent abatement for the months affected; compensation for the smart-lock I installed; and an administrative fine.
The Board's remedial powers on a T2 under s.31 include an order that the landlord stop the conduct, a rent abatement, compensation for out-of-pocket expenses the conduct caused, and an administrative fine — and I rely on the full range of them. I remain in the unit and my rent is paid as it falls due — this application, not self-help, is the route I have taken.
The Board's remedial powers on a T2 under s.31 include an order that the landlord stop the conduct, a rent abatement, compensation for out-of-pocket expenses the conduct caused, and an administrative fine — and I rely on the full range of them. I remain in the unit and my rent is paid as it falls due — this application, not self-help, is the route I have taken.
5.
THE LEGAL FRAMEWORK FOR THIS GROUND
Under ss.25-27 of the Residential Tenancies Act, 2006, the rental unit is the tenant's home and the landlord may enter it only in the narrow circumstances the Act lists: in an emergency or with consent (s.26), or on written notice given at least 24 hours before entry, stating the reason and a time of entry between 8 a.m. and 8 p.m. (s.27). An entry outside those conditions is illegal whether or not anything in the unit was touched, and a pattern of entries — or entry notices issued as a pressure tactic — also engages the s.22 prohibition on substantial interference. The submissions below set out each entry, what notice (if any) preceded it, and what the entry was in fact for.
The pattern: The entries cluster around the marketing of the building for sale: each one coincides with viewing appointments logged in the lobby visitor book. After I objected in writing on March 2, the entries did not stop — the next one followed eleven days later.
Raised with the landlord: I put this conduct to the landlord before filing. The property manager replied on March 4, 2026 that the superintendent "has a master key and may attend as building operations require", which is not what the Act says. The application follows because the conduct did not stop.
Impact on the household: I work shifts and sleep during the day; since March I wake at every corridor sound. My partner now stays home for every scheduled viewing day because we no longer trust that notice will be given.
The pattern: The entries cluster around the marketing of the building for sale: each one coincides with viewing appointments logged in the lobby visitor book. After I objected in writing on March 2, the entries did not stop — the next one followed eleven days later.
Raised with the landlord: I put this conduct to the landlord before filing. The property manager replied on March 4, 2026 that the superintendent "has a master key and may attend as building operations require", which is not what the Act says. The application follows because the conduct did not stop.
Impact on the household: I work shifts and sleep during the day; since March I wake at every corridor sound. My partner now stays home for every scheduled viewing day because we no longer trust that notice will be given.
6.
INCIDENT LOG AND EVIDENCE SCHEDULE
The incidents relied on, in date order:
1. January 14, 2026 — Superintendent and two visitors in the unit at 2:10 p.m.; no notice given — witness/record: door-camera clip; visitor book entry
2. March 13, 2026 — Entry "to check radiators" while I slept after a night shift; no notice — witness/record: my contemporaneous text to the property manager
3. May 27, 2026 — Entry with a prospective purchaser; notice posted under the door 3 hours before — witness/record: photo of the notice with timestamp
Supporting records:
1. Door-camera clips (3) (January–May 2026) — entries with no preceding 24-hour notice
2. Written objection and the property manager's reply (March 2–4, 2026) — the landlord's position that the master key permits entry "as operations require"
3. Lobby visitor book photographs (January–May 2026) — viewing appointments matching each entry date
All listed records are enclosed with this application and will be served in accordance with the Board's disclosure directions.
1. January 14, 2026 — Superintendent and two visitors in the unit at 2:10 p.m.; no notice given — witness/record: door-camera clip; visitor book entry
2. March 13, 2026 — Entry "to check radiators" while I slept after a night shift; no notice — witness/record: my contemporaneous text to the property manager
3. May 27, 2026 — Entry with a prospective purchaser; notice posted under the door 3 hours before — witness/record: photo of the notice with timestamp
Supporting records:
1. Door-camera clips (3) (January–May 2026) — entries with no preceding 24-hour notice
2. Written objection and the property manager's reply (March 2–4, 2026) — the landlord's position that the master key permits entry "as operations require"
3. Lobby visitor book photographs (January–May 2026) — viewing appointments matching each entry date
All listed records are enclosed with this application and will be served in accordance with the Board's disclosure directions.
7.
REMEDY CALCULATION
The Board's practice on abatement is to express the loss as a proportion of the rent for the affected period, judged by the impact on an average tenant — up to the whole of the rent where the unit or the tenant's security in it was effectively lost. Abatement sought: 15% of the monthly rent for the period January 14 to May 27, 2026, on rent of $2,150.00 per month.
Why that figure: For four and a half months the defining feature of a home — that no one enters it without my knowledge — was missing. Fifteen percent of the rent for that period reflects a loss felt every day without overstating a unit I continued to occupy.
Out-of-pocket expenses (s.31):
1. Smart-lock with entry log, installed after the March 13 entry — $289.84 (receipt enclosed)
2. One unpaid shift missed to be present for an unannounced "inspection" — $208.00 (shift schedule and pay statement)
Administrative fine: I ask the Board to impose an administrative fine. The fine exists for conduct showing a blatant disregard of the Act that abatement alone will not deter: the landlord's own written position is that its master key overrides the Act, so the conduct will continue against every tenant in the building unless the Board prices it.
Why that figure: For four and a half months the defining feature of a home — that no one enters it without my knowledge — was missing. Fifteen percent of the rent for that period reflects a loss felt every day without overstating a unit I continued to occupy.
Out-of-pocket expenses (s.31):
1. Smart-lock with entry log, installed after the March 13 entry — $289.84 (receipt enclosed)
2. One unpaid shift missed to be present for an unannounced "inspection" — $208.00 (shift schedule and pay statement)
Administrative fine: I ask the Board to impose an administrative fine. The fine exists for conduct showing a blatant disregard of the Act that abatement alone will not deter: the landlord's own written position is that its master key overrides the Act, so the conduct will continue against every tenant in the building unless the Board prices it.
8.
PROCESS, FILING AND RELATED APPLICATIONS
This application is filed through the Tribunals Ontario Portal with the applicable fee, and I ask that all notices of hearing be sent to the contact details above. I confirm that rent continues to be paid in full as it falls due: withholding rent is not a remedy the Act gives a tenant, and nothing in this application should be read as self-help. If circumstances make it appropriate, I may ask the Board to direct that rent be paid into the Board under s.195 — which the Act treats differently from arrears. I am aware the Member may direct mediation; I am willing to mediate, but a resolution must address the conduct itself, not only its price.
9.
ACKNOWLEDGEMENT AND CONTACT
Please acknowledge receipt of this application and quote the file number in correspondence. I ask to be contacted at the details above if any further information or record would assist before the hearing, and that the Board's order be sent to me in writing. All my rights under the Residential Tenancies Act, 2006 are reserved.
YOURS TRULY,
Priya R. Sharma
Tenant
Date: ____________________
TENANT
Priya R. Sharma
Date: ____________________
Available as a print-ready PDF or an editable Microsoft Word (.docx) file.
What Is a T2 Application About Tenant Rights?
The T2 — Application about Tenant Rights — is the Landlord and Tenant Board form Ontario tenants use when a landlord, superintendent or agent breaches the conduct rules of the Residential Tenancies Act, 2006: entering the rental unit without proper 24-hour written notice (ss.25-27), altering locks without replacement keys (s.24), withholding or interfering with vital services like heat, water or electricity (s.21), harassment, coercion or threats (s.23), or substantial interference with reasonable enjoyment of the unit (s.22). The form collects boxes; this template writes the grounds and submissions document that travels with it — it does not replace the official form, it makes the official form win.
Remedies are where a well-built T2 earns its keep. Under s.31 the Board can order the conduct stopped, award a rent abatement expressed as a percentage of rent for the affected period, compensate out-of-pocket expenses the conduct caused, order a landlord who locked you out to let you back in, and impose an administrative fine — up to the Small Claims monetary cap, now $50,000 in Ontario — where the conduct shows blatant disregard of the Act. Tenants who name a justified abatement percentage with reasoning get it; tenants who leave the number open get the conservative default.
The hard limit every Ontario tenant should know: under s.29(2), a T2 cannot be filed more than one year after the conduct occurred. Continuing conduct keeps restarting its own clock, but compensation reaches back no further than the year before filing — so every month of waiting quietly deletes a month of remedy. The application is filed through the Tribunals Ontario Portal for $48 ($53 on paper), a fee waiver exists for low income, and a related maintenance problem can ride along on a T6 filed and heard together with the T2.
What's Covered in This Template
The letter is built the way LTB members read files — identity, ground, time limit, incidents, remedies — with the statutory framework written for your exact ground.
Five-Ground Matrix
Illegal entry, locks, vital services, harassment or substantial interference — each mapped to its own section of the Residential Tenancies Act, 2006 with its own framework.
One-Year Limit Check
The s.29(2) window stated with your most recent incident date, so the Board sees the application is in time — and your compensation period is protected.
Entry-Rules Framework
The 24-hour written notice requirement, the 8 a.m.–8 p.m. window and the stated-reason rule — the three conditions most landlord entries fail.
Vital Services Protection
Heat (September 1 to June 15), fuel, electricity, gas and water — including the billing-dispute trap where the account was the landlord's to carry.
Harassment Course-of-Conduct
The cumulative framing the Board actually applies — pattern, power imbalance and intent — instead of incident-by-incident storytelling.
Dated Incident Log
Each incident with a date, a description and the witness or record beside it — cross-examination becomes reading.
Evidence Schedule
Door-camera clips, texts, photos and the landlord's own replies, numbered and tied to what each proves — with landlord-held records flagged for production.
Quantified Abatement
The percentage, the period and the reasoning in the Board's own Guideline 6 framework — average-tenant impact, not anger.
Administrative Fine Position
The deterrence ask, positioned where the landlord's own written policy shows the Act being priced in as a cost of doing business.
Clean-Hands Record
Rent confirmed paid in full, with the s.195 pay-into-Board route flagged — because withholding rent converts your strongest file into an eviction defence.
How to Create Your T2 Submissions Letter
Five steps from incident to filed application.
- 1
Pick the Ground
Entry, locks, vital services, harassment or interference — the template writes the statutory framework for the one you choose.
- 2
Date the Conduct
First and most recent incident — the most recent date is what the one-year limit and your compensation window run on.
- 3
Log the Incidents (Expert)
Each event dated with its witness or record, plus the landlord's own response — the admission usually does the work.
- 4
Quantify the Remedies (Expert)
Abatement percentage and period, out-of-pocket expenses with receipts, and the administrative fine where deterrence is needed.
- 5
File Through the Portal
Submit the T2 with this letter attached through the Tribunals Ontario Portal ($48), and serve your evidence per the Board's directions.
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Legal Considerations
The T2 is Ontario tenant law's conduct remedy — fast, cheap, and decided on the record you build.
This template provides general information for Ontario tenants and is not legal advice. For evictions in progress, human-rights dimensions or high-value claims, get advice from a community legal clinic, Tribunals Ontario's resources or a licensed paralegal or lawyer. Outside Ontario the LTB has no jurisdiction — British Columbia tenants use the Residential Tenancy Branch and Alberta tenants the RTDRS.
Reviewed for Ontario residential tenancy law
The Ground Decides the Frame
Ontario's Residential Tenancies Act, 2006 gives each kind of misconduct its own section: entry rules in ss.25-27, locks in s.24, vital services in s.21, harassment in s.23, reasonable enjoyment in s.22. An entry case argued as "harassment" invites the landlord to litigate feelings instead of the missing 24-hour notice that actually decides it. The Board's Interpretation Guideline 6 reads harassment as a course of unwelcome conduct judged cumulatively — and reads "substantial interference" as requiring more than brief inconvenience, which is why the incident log matters more than adjectives.
One Year, Counted From the Conduct
Section 29(2) bars a T2 filed more than one year after the conduct. For continuing conduct each fresh occurrence restarts its own clock, but the Board compensates only the year before filing. Canadian tenants lose more T2 money to delay than to weak evidence — the template states the window with your dates so nothing expires quietly.
Remedies Are Argued, Not Automatic
Abatement is expressed as a percentage of rent for the affected period, judged by the impact on an average tenant — up to 100% where the unit or your security in it was effectively lost. Out-of-pocket expenses need receipts. The administrative fine is paid to the Minister of Finance, not to you, and lands where conduct shows blatant disregard — the Board can impose up to the Small Claims cap ($50,000 since October 1, 2025). A landlord's written "our master key permits entry" policy is exactly the evidence that earns it.
Keep Your Hands Clean
Withholding rent is not a remedy under Ontario law — it hands the landlord an N4 arrears notice and an eviction application while your T2 waits. In special circumstances the Board can direct rent be paid into the Board itself (s.195), which the Act treats differently from arrears. If the real problem is disrepair rather than conduct, the right vehicle is the T6 maintenance application — our LTB T6 template builds it, and the two can be filed and heard together. For the pre-tribunal stage, our tenant repair request letter and tenant deposit return demand cover British Columbia and Alberta as well; the landlord-side view sits in our eviction notice and notice of lease violation templates.
Frequently Asked Questions
The One-Year Clock Is Running — Build the File That Wins
Create your LTB T2 grounds and submissions letter in minutes: the right section of the Residential Tenancies Act for your ground, the one-year limit confirmed, a dated incident log, a quantified abatement and the administrative fine positioned. Download the PDF free, or unlock Expert for the full framework, evidence schedule and remedy calculation.
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