What maintenance issues go on a T6?

Any failure by the landlord to keep the unit and common areas in a good state of repair and fit for habitation under s.20 of the RTA and any municipal property standards by-law. Common items: no heat, leaking roof, mould, bedbugs and cockroaches, broken appliances provided by the landlord, unsafe electrical, broken windows, missing smoke alarms.

Do I have to notify the landlord before filing?

Not legally required but strongly recommended. The LTB looks at whether the landlord was given a reasonable opportunity to repair. A written notice by email or text with the date, the defect, and a reasonable repair timeline is enough. Keep the screenshot. Without it, the landlord will argue at the hearing "I did not know."

How are rent abatements calculated?

The LTB weighs severity and duration. No heat in winter commonly earns 25–40% abatement for the period. A broken dishwasher earns 5–10%. A badly leaking bathroom you cannot use earns 15–25%. Multi-month mould remediation earns 20–40%. The LTB applies the percentage to the rent for each month the defect was present after notice to the landlord.

Can I withhold rent because of maintenance issues?

No. Withholding rent does not excuse non-payment and can get you evicted on an L1. The lawful path is to pay the rent, file the T6, and seek abatement retroactively. In serious cases where vital services are withheld, s.23 allows a rent deposit with the LTB, but that is rare and requires an active application.

What evidence is strongest at a T6 hearing?

Dated photographs showing the defect and its progression; written complaints to the landlord with timestamps; municipal by-law inspection reports and work orders; receipts for out-of-pocket expenses (space heaters, hotel, groceries spoiled during power outages); medical notes if you or a child became ill because of conditions like mould or cold; and, if possible, quotes from licensed contractors for repair scope.

How much does the T6 cost to file?

$53 as of 2026 through the Tribunals Ontario Portal. Form FW fee waivers are available for low-income tenants, those on social assistance, or receiving legal aid certificates.

Ontario T6 Application — Maintenance Complaint (2026)

The legal standard

Section 20 of the Residential Tenancies Act requires the landlord to keep the rental unit and the residential complex in a good state of repair and fit for habitation, and to comply with health, safety, housing, and maintenance standards. Municipal property standards by-laws layer on top — you can file a T6 even if the landlord technically meets the RTA baseline, as long as the unit violates a municipal by-law.

The landlord's obligation exists regardless of the state of the unit when you moved in. A clause in the lease saying “tenant accepts as-is” does not waive s.20. The T6 is the enforcement tool.

What to claim on the T6

List every defect separately with dates. Common categories:

Heat — Ontario rental units must be kept at a minimum temperature defined by municipal by-law (21°C in Toronto, 20°C in most cities) between September 15 and June 1.
Water and plumbing — leaks, rotted ceilings, no hot water, backed-up drains.
Mould and damp — visible growth, water stains, musty odour, peeling paint indicating moisture intrusion.
Pests — bedbugs, cockroaches, mice, rats. Landlord has the duty to treat regardless of how they got there.
Electrical — exposed wiring, missing covers on outlets, flickering lights from main panel issues.
Appliances provided in the lease — fridge, stove, dishwasher, in-suite laundry. Not tenant-owned appliances.
Safety devices — smoke alarms, CO detectors, working door locks, balcony railings.

The notice-to-landlord step

Before filing, give the landlord written notice of each defect with a reasonable deadline to repair. An email or text works. A sample: “There is no heat in the bedroom since April 12. Please arrange repair by April 22. If not repaired, I will file a T6 application at the LTB.” Save the delivery record. At the hearing, this is what the LTB uses to date the abatement period.

If the defect is an emergency (no heat in January, sewage backup, broken lock), call 311 and your municipal by-law office in parallel. A city inspection report is the single strongest piece of evidence at a T6 hearing.

Calculating rent abatement

Rent abatement is a percentage of the monthly rent for each month the defect persisted after the landlord was notified. Typical ranges the LTB applies:

No heat in winter: 25-40% per affected month.
Active bedbug infestation not treated: 20-35%.
Mould in bedroom or bathroom: 15-30%.
Non-functional appliance provided under lease: 5-15%.
Loss of use of one room (sagging ceiling, leak): 20-30%.
Water shutoff beyond 24 hours: calculated daily.

The T6 form lets you request a lump-sum abatement or a rent credit against future months. Credits are usually cleaner when the tenancy is ongoing.

Other remedies to ask for

Order the landlord to complete specific repairs by a deadline.
Reimbursement of out-of-pocket costs (space heaters, hotel nights, ruined groceries, medical).
General damages for distress and inconvenience.
Administrative fines in serious or repeat cases.
Order the landlord may not pass the cost of the repair on through an AGI (above-guideline increase).

Generate a T6 with the defect log, notice timeline, and abatement math already done.

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Related Ontario resources

BeProSe is a document preparation service, not a law firm. We do not provide legal advice. Tenant Duty Counsel is available free the morning of LTB hearings — use them.

Ontario T6 Application — force the repair, recover the rent