Accurate
Country-specific legal content
Drafted with legal expertise for each jurisdiction, far more thorough than AI-generated drafts that copy generic clauses across borders.
RentalCanada
LTB T6 Application — Maintenance, Grounds & Submissions (Ontario)
A leak that gets a plaster patch, mould that gets a coat of paint, heat that "is on the list" — Ontario tenants live with disrepair because the landlord bets nothing will come of it. The Landlord and Tenant Board's T6 application is how that bet loses: repair orders with deadlines, rent abatements running back months, and a ban on rent increases until the work is done. The form is a checklist; the file is won on the submissions. Our Canadian template writes them — the s.20 standard, the notice-and-response chronology that the Onyskiw framework turns on, the abatement quantified the way the Board itself sizes it, and the municipal work order attached where one exists.
Free to useInstant PDFNo account required
PDF (free) + editable Word (.docx) with Expert
LTB Form T6 — Grounds and Submissions
Tenant Application About Maintenance Under The Residential Tenancies Act, 2006 · June 11, 2026
Marcus D. Belanger
Unit 3, 471 Gladstone Avenue, Ottawa ON K1R 5N4
+1 (613) 555-0188
marcus.belanger@email.ca
June 11, 2026
Landlord and Tenant Board (Tribunals Ontario)
Province of Ontario
FORM T6 — TENANT APPLICATION ABOUT MAINTENANCE — SUBMISSIONS
Disrepair under RTA s.20(1) · 3 issues
To the Member assigned to this application,
I file this letter with my Form T6 — Tenant Application about Maintenance against Gladstone Properties Ltd.. It does not replace the prescribed form: it is the grounds and submissions the form has no room for — the state of the rental unit, the notice the landlord has had, what the landlord did and failed to do with that notice, and the orders I ask the Board to make under s.30 of the Residential Tenancies Act, 2006.
I file this letter with my Form T6 — Tenant Application about Maintenance against Gladstone Properties Ltd.. It does not replace the prescribed form: it is the grounds and submissions the form has no room for — the state of the rental unit, the notice the landlord has had, what the landlord did and failed to do with that notice, and the orders I ask the Board to make under s.30 of the Residential Tenancies Act, 2006.
1.
TENANT, LANDLORD AND THE RENTAL UNIT
Tenant: Marcus D. Belanger
Rental unit: Unit 3, 471 Gladstone Avenue, Ottawa ON K1R 5N4
Telephone: +1 (613) 555-0188
Email: marcus.belanger@email.ca
Landlord: Gladstone Properties Ltd.
Landlord address: 210 Bank Street, 4th Floor
Ottawa ON K2P 1W8
Tenancy began: July 1, 2024
Monthly rent: $1,895.00
Occupancy: I remain in possession of the rental unit.
Rental unit: Unit 3, 471 Gladstone Avenue, Ottawa ON K1R 5N4
Telephone: +1 (613) 555-0188
Email: marcus.belanger@email.ca
Landlord: Gladstone Properties Ltd.
Landlord address: 210 Bank Street, 4th Floor
Ottawa ON K2P 1W8
Tenancy began: July 1, 2024
Monthly rent: $1,895.00
Occupancy: I remain in possession of the rental unit.
2.
THE MAINTENANCE PROBLEMS
Under s.20(1) of the Residential Tenancies Act, 2006, the landlord must keep the rental unit and the residential complex in a good state of repair, fit for habitation, and compliant with health, safety, housing and maintenance standards. The unit falls short of that standard in the following respects:
1. Active leak from the bathroom ceiling whenever the upstairs unit showers — since November 2025 — current state: patched once in January; leaking again since March
2. Black mould spreading across the bathroom ceiling and upper wall — since December 2025 — current state: never treated; painted over once
3. Bedroom window does not close fully — draft and condensation all winter — since November 2025 — current state: outstanding
In summary: The bathroom ceiling has leaked since November whenever the unit above showers. The landlord's only response was a plaster patch in January and a coat of paint over the mould. The leak reopened in March, the mould is back through the paint, and the bedroom window still does not close.
1. Active leak from the bathroom ceiling whenever the upstairs unit showers — since November 2025 — current state: patched once in January; leaking again since March
2. Black mould spreading across the bathroom ceiling and upper wall — since December 2025 — current state: never treated; painted over once
3. Bedroom window does not close fully — draft and condensation all winter — since November 2025 — current state: outstanding
In summary: The bathroom ceiling has leaked since November whenever the unit above showers. The landlord's only response was a plaster patch in January and a coat of paint over the mould. The leak reopened in March, the mould is back through the paint, and the bedroom window still does not close.
3.
NOTICE TO THE LANDLORD
The landlord has had notice of these problems since November 18, 2025, given verbally and then in writing, and the problems set out above remained outstanding at the date of this application. I raise the notice history at the outset because s.30(2) directs the Board, in fixing the remedy, to consider whether the landlord was told before the tenant applied — the landlord here was told, and what follows turns on what it did with that notice.
4.
TIME LIMIT
Under s.29(2) of the Residential Tenancies Act, 2006, a T6 application cannot be made more than one year after the conduct occurred. The disrepair in this application is continuing — for a continuing breach the period runs while the problem persists — and the application is filed within that window. Compensation, however, reaches back no further than the year before filing, which is why this application is made now rather than later.
5.
ORDERS REQUESTED
I ask the Board to make the following orders: An order that the leak source, the mould and the window be properly repaired by a fixed deadline; a rent abatement back to November; reimbursement of the dehumidifier and the ruined bath linens; and an order prohibiting any rent increase until the work is done.
The Board's remedial powers on a T6 under s.30(1) include an order that the repairs be done by a deadline, authority for me to do the work and recover its cost, a rent abatement, compensation for out-of-pocket expenses, and an order prohibiting rent increases until the breaches are remedied — and I rely on the full range of them. My rent is paid in full as it falls due: withholding rent is not a remedy the Act gives a tenant, and this application — not self-help — is the route I have taken.
The Board's remedial powers on a T6 under s.30(1) include an order that the repairs be done by a deadline, authority for me to do the work and recover its cost, a rent abatement, compensation for out-of-pocket expenses, and an order prohibiting rent increases until the breaches are remedied — and I rely on the full range of them. My rent is paid in full as it falls due: withholding rent is not a remedy the Act gives a tenant, and this application — not self-help — is the route I have taken.
6.
THE LEGAL STANDARD AND THE REASONABLENESS FRAMEWORK
The s.20(1) duty is not absolute in the way a guarantee is: in Onyskiw v CJM Property Management Ltd, 2016 ONCA 477, the Court of Appeal held that an interruption of service is not automatically a breach, and that the reasonableness of the landlord's maintenance and repair response forms part of the analysis — the Board looks at the entire situation. That framework cuts in my favour, not the landlord's: the duty applies even to defects that existed before the tenancy began, the standard is informed by municipal property standards and the prescribed provincial maintenance standard, and a landlord whose response to dated written notice is slow, partial or cosmetic is precisely the landlord Onyskiw leaves exposed. The chronology below measures this landlord's response against that standard — and access was never the obstacle: I offered entry for repairs throughout, so no part of the delay can be laid at my door.
7.
DEFECT AND NOTICE CHRONOLOGY
Problem by problem, the notice given and the response received:
1. November 18, 2025 — First report — leak and window, by phone and same-day email with photos — landlord: superintendent "would have a look"; no entry followed
2. December 9, 2025 — Second written notice — mould now visible on the ceiling — landlord: no reply
3. January 22, 2026 — Contractor attends, patches plaster, paints over the stain — landlord: leak source above never opened or traced
4. March 15, 2026 — Leak reopens through the patch; further photos sent in writing — landlord: "on the list" — nothing since
What the landlord has actually done: One cosmetic patch in ten weeks, no plumbing investigation in the upstairs unit, no mould treatment, no window repair. Nothing at all since March 15.
1. November 18, 2025 — First report — leak and window, by phone and same-day email with photos — landlord: superintendent "would have a look"; no entry followed
2. December 9, 2025 — Second written notice — mould now visible on the ceiling — landlord: no reply
3. January 22, 2026 — Contractor attends, patches plaster, paints over the stain — landlord: leak source above never opened or traced
4. March 15, 2026 — Leak reopens through the patch; further photos sent in writing — landlord: "on the list" — nothing since
What the landlord has actually done: One cosmetic patch in ten weeks, no plumbing investigation in the upstairs unit, no mould treatment, no window repair. Nothing at all since March 15.
8.
IMPACT AND ABATEMENT
The Board's practice is to size abatement as the proportion of the tenancy's value the disrepair removed, judged by its impact on an average tenant — compensation, not punishment, with the duration and severity of each problem and the landlord's response speed all moving the figure.
What the household lost: The bathroom is unusable as a place to keep anything dry and needs wiping down daily; the bedroom ran cold and damp through the winter, and we moved our bed into the living room for January and February.
Health and safety dimension: My daughter's asthma worsened over the winter — her physician's note, enclosed, advises remediation of the mould. We run a dehumidifier continuously in the bathroom.
Abatement sought: 20% of the monthly rent for the period November 18, 2025 to the date the repairs are completed, on rent of $1,895.00 per month.
Why that figure: A bathroom in daily wipe-down condition, a bedroom out of service for two winter months and a continuing leak together removed about a fifth of this unit's value to an average household — measured against the rent, not against patience.
What the household lost: The bathroom is unusable as a place to keep anything dry and needs wiping down daily; the bedroom ran cold and damp through the winter, and we moved our bed into the living room for January and February.
Health and safety dimension: My daughter's asthma worsened over the winter — her physician's note, enclosed, advises remediation of the mould. We run a dehumidifier continuously in the bathroom.
Abatement sought: 20% of the monthly rent for the period November 18, 2025 to the date the repairs are completed, on rent of $1,895.00 per month.
Why that figure: A bathroom in daily wipe-down condition, a bedroom out of service for two winter months and a continuing leak together removed about a fifth of this unit's value to an average household — measured against the rent, not against patience.
9.
EVIDENCE SCHEDULE AND MUNICIPAL ORDERS
The records relied on:
1. Photo series of the ceiling, mould and window (42 photos) (November 2025 – June 2026) — the progression and the failed patch
2. Email thread with the landlord and superintendent (November 18, 2025 – March 15, 2026) — every notice in writing and every non-response
3. Physician's note regarding my daughter's asthma (April 3, 2026) — the health dimension of the mould
4. Receipts — dehumidifier and replaced bath linens (December 2025 – March 2026) — out-of-pocket losses claimed
Municipal property standards: the municipality has inspected and issued an order against the landlord — City of Ottawa By-law and Regulatory Services inspected on April 21, 2026 and issued a property standards order requiring the leak and mould to be remediated.. The Board's own guideline treats a work order from a public authority as evidence of non-compliance with the s.20(1) standard, and an order pending compliance does not mean there is no breach in the meantime.
All listed records are enclosed with this application and will be served in accordance with the Board's disclosure directions.
1. Photo series of the ceiling, mould and window (42 photos) (November 2025 – June 2026) — the progression and the failed patch
2. Email thread with the landlord and superintendent (November 18, 2025 – March 15, 2026) — every notice in writing and every non-response
3. Physician's note regarding my daughter's asthma (April 3, 2026) — the health dimension of the mould
4. Receipts — dehumidifier and replaced bath linens (December 2025 – March 2026) — out-of-pocket losses claimed
Municipal property standards: the municipality has inspected and issued an order against the landlord — City of Ottawa By-law and Regulatory Services inspected on April 21, 2026 and issued a property standards order requiring the leak and mould to be remediated.. The Board's own guideline treats a work order from a public authority as evidence of non-compliance with the s.20(1) standard, and an order pending compliance does not mean there is no breach in the meantime.
All listed records are enclosed with this application and will be served in accordance with the Board's disclosure directions.
10.
PARALLEL PATHS, FILING AND PROCESS
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. The municipal property standards route runs in parallel and does not displace this application: an inspection and work order strengthen the record, and where heat or another vital service is in issue the municipal vital-services bylaw gives a second enforcement lever. I repeat for clarity that rent continues to be paid in full — withholding rent invites an arrears notice and an eviction application and is no part of my position; if protection of the rent itself becomes 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 willing to mediate, but a resolution must include the repairs themselves on a fixed timetable, not only money.
11.
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,
Marcus D. Belanger
Tenant
Date: ____________________
TENANT
Marcus D. Belanger
Date: ____________________
Available as a print-ready PDF or an editable Microsoft Word (.docx) file.
What Is a T6 Tenant Application About Maintenance?
The T6 — Tenant Application about Maintenance — is the Landlord and Tenant Board form Ontario tenants file when a landlord fails the standard in s.20(1) of the Residential Tenancies Act, 2006: the rental unit and complex must be kept in a good state of repair, fit for habitation, and compliant with health, safety, housing and maintenance standards. The duty covers leaks, mould, heating, plumbing, pests, broken windows and doors — and it applies even to defects that existed before the tenancy began. The form collects the facts; this template writes the grounds and submissions document that makes the facts decide the file. It does not replace the official form.
Since the Ontario Court of Appeal's decision in Onyskiw v CJM Property Management (2016 ONCA 477), disrepair alone is not automatically a breach — the Board weighs the reasonableness of the landlord's response to notice. Landlords use that to argue patience; prepared tenants win it with a chronology: the first dated report, the second, the cosmetic patch, the silence. The same framework explains why s.30(2) tells the Board to consider whether the tenant advised the landlord before applying — written notice is not a courtesy in Canadian tenancy law, it is the foundation of the remedy.
The remedies under s.30(1) are broad: repairs ordered by a deadline, authority for the tenant to do the work and recover the cost, rent abatement for the months the unit fell short, compensation for what the disrepair destroyed, and a prohibition on rent increases until compliance. Abatement is a percentage of rent judged on the average tenant — a bathroom in daily wipe-down condition plus a winter without a usable bedroom adds up fast against a Toronto or Ottawa rent. The one-year limit in s.29(2) applies, the fee is $48 through the Tribunals Ontario Portal, and a municipal property standards work order — free to request — is treated by the Board as evidence the unit fails the standard.
What's Covered in This Template
The letter is built the way maintenance files are actually decided in Ontario — standard, notice, response, impact, remedy.
Section 20 Standard
Good state of repair, fit for habitation, and the health, safety, housing and maintenance standards — including defects that pre-date your tenancy.
Onyskiw Framework, Tenant-Side
The reasonableness analysis from 2016 ONCA 477 argued in your favour — slow, partial and cosmetic responses are exactly what it exposes.
Problem List With Dates
Each issue, when it started and its current state — the Free letter already carries the structured list.
Notice Chronology
First report, every follow-up, every landlord reply (or silence), dated — the timeline the whole file is judged on.
Access on the Record
The statement that entry was offered throughout — deleting the landlord's favourite "we couldn't get in" defence.
Quantified Abatement
The percentage, the period and the room-by-room reasoning in the Board's own framework — average-tenant impact against your actual rent.
Health Dimension
Mould, asthma, children — the physician's note and inspector's findings placed where they move both the order and the percentage.
Municipal Order Lever
The free property standards inspection, and the work order the Board treats as evidence of non-compliance with the s.20 standard.
Evidence Schedule
Photo series, the written thread, receipts and the physician's note, numbered and tied to what each proves — landlord-held records flagged for production.
No-Withholding Discipline
Rent confirmed current, with the s.195 pay-into-Board route flagged — the single most common way winning maintenance files turn into evictions, avoided.
How to Create Your T6 Submissions Letter
Five steps from disrepair to filed application.
- 1
List the Problems
Each issue with its start date and current state — specific beats dramatic.
- 2
Date the First Notice
When you first told the landlord, and how — the s.30(2) consideration and the Onyskiw clock both run from it.
- 3
Build the Chronology (Expert)
Report by report, response by response — the timeline that makes "we acted reasonably" unsayable.
- 4
Quantify the Abatement (Expert)
Rooms and functions lost, the health dimension, the percentage and the period — argued in the Board's own terms.
- 5
File and Attach the Order
Submit through the Tribunals Ontario Portal ($48) with this letter and the municipal work order if you have one — and request the T2 be heard together if conduct rides along.
Why Doxuno documents are different
Four things that make our templates more thorough than AI-generated drafts and more current than static template libraries.
Always current
Always current with the law
Templates carrying statute references are continuously updated as the law changes. Your document always reflects the current legal framework.
Free PDF
Print-ready PDF
Free to download. Vector text, embedded fonts, statute citations baked in. Print, sign, file. Ready for any signing flow including electronic signature.
Word · .docx
Editable Word (.docx)
Continue editing in Word after download. Add custom clauses, reuse the template for similar agreements, or share with a colleague for collaborative review.
Requires Expert one-time unlock or any paid Doxuno subscription.
Legal Considerations
Ontario maintenance law rewards the documented and punishes the patient — the letter exists to put you in the first group.
This template provides general information for Ontario tenants and is not legal advice. For vital-service emergencies, health-threatening conditions or hearings already scheduled, get advice from a community legal clinic or a licensed paralegal or lawyer. Outside Ontario the LTB has no jurisdiction — British Columbia and Alberta tenants should use our province-aware tenant repair request letter instead.
Reviewed for Ontario residential tenancy law
The Standard Is Broad — the Analysis Is Contextual
Section 20(1) of the Residential Tenancies Act, 2006 sets a layered standard: good repair, fitness for habitation, and compliance with health, safety, housing and maintenance standards — informed by municipal property standards bylaws and the prescribed provincial maintenance standard where no bylaw exists. Since Onyskiw, the Board looks at the entire situation including the landlord's response; a landlord with a genuine program who fixed promptly may escape abatement, while one whose answer to dated notice was cosmetic stays exposed. Your chronology is the difference.
Notice First, Always in Writing
Section 30(2) directs the Board to consider whether you advised the landlord before applying. Verbal reports count but evaporate; a dated email is permanent. The template records the notice method and converts verbal history into a written record — and if everything so far has been verbal, send the repair request first: our Canadian tenant repair request letter is built for exactly that step, in Ontario, British Columbia and Alberta versions.
Abatement Mathematics
The Board's Guideline 5 sizes abatement as the proportion of the tenancy's value the disrepair removed — judged on an average tenant, expressed against the rent, for the duration of the problem. It is compensation, not punishment: a landlord who fixed within a reasonable time generally defeats it, which is why response speed dominates the analysis. Out-of-pocket losses — ruined belongings, a dehumidifier, replaced linens — ride along with receipts.
Parallel Levers and the Rent Trap
A municipal property standards complaint is free, fast and produces a work order the Board accepts as evidence of non-compliance; where heat or another vital service is cut, the municipal vital-services bylaw and the T2 conduct application (s.21) add force — our LTB T2 template pairs with this one and the Board hears them together. And never stop paying rent over repairs: arrears trigger an N4 and the landlord's own application, and in Canada the eviction file always moves faster than the maintenance file. If money needs protecting, ask the Board to direct rent into the Board (s.195). When the tenancy ends and the deposit fight begins, our tenant deposit return demand carries on from here; the landlord's playbook is visible in our eviction notice and notice of lease violation templates.
Frequently Asked Questions
Stop Living Around the Disrepair — Make the Board Order It Fixed
Create your LTB T6 grounds and submissions letter in minutes: the s.20 standard, the notice chronology the Onyskiw framework turns on, a quantified abatement and the municipal order lever — in the formal structure Board members decide on. Download the PDF free, or unlock Expert for the chronology, abatement and evidence machinery.
Free PDF · Editable Word with Expert · No account required