Resources · BC tenancy forms

BC Landlord & Tenant Resources: RTB Forms Explained

Last reviewed: October 2, 2026, by Jared Gibbons, Royal LePage Little Oak Realty

This page is a plain-English guide to the main forms and rules from the BC Residential Tenancy Branch (RTB). It is for landlords, tenants, and people buying or selling a rental property in British Columbia. Each section explains what a form is for and links to the official version on gov.bc.ca. Always download forms from the official page, because the RTB updates them.

Important: This page is general information, not legal advice. Tenancy rules change, and every situation is different. For help with your situation, contact the Residential Tenancy Branch or a lawyer.

At a glance

2.3%2026 rent increase limit (2.2% in 2027)
3 monthsAt least 3 full months' written notice for a rent increase, on form RTB-7
HalfOf the first month's rent: the most for a security deposit, and the same cap for a pet damage deposit
15 daysTo return deposits after getting the forwarding address in writing
All official RTB forms on gov.bc.ca

Quick reference: key RTB forms

All forms below are listed on the official RTB Tenancy forms page. Select a form name to jump to its section.

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Starting a tenancy

RTB-1

Residential Tenancy Agreement (RTB-1)

What it is for

A tenancy agreement (also called a lease) is the written contract between a landlord and a tenant. It sets out the rent, deposits, and other terms of the tenancy. The RTB-1 form is the RTB's template, and the RTB says it accurately reflects the Residential Tenancy Act.

Key points

  • Landlords must prepare a written agreement for every tenancy, and both parties must sign and date it.
  • Landlords can write their own agreement, but it must include all of the standard terms required by the Residential Tenancy Act.
  • A tenancy can be month-to-month (periodic) or fixed term.
  • Landlords must give the tenant a copy of the agreement within 21 days of signing.
Get form RTB-1 (PDF)RTB tenancy agreements page
RTB-27

Condition Inspection Report (RTB-27)

What it is for

The RTB-27 records the condition of a rental unit when a tenant moves in and when they move out. The landlord and tenant walk through the unit together and note any damage. The report can be used as evidence if there is a disagreement about repairs or deposits.

Key points

  • The landlord is responsible for booking the move-in inspection.
  • The landlord must give the tenant a copy of the move-in inspection report within 7 days of the inspection.
  • At the end of the tenancy, the landlord and tenant must inspect the unit together and complete the report.
  • To keep the right to claim against a deposit, a landlord must offer the tenant at least 2 opportunities to inspect. The RTB-22 (Notice of Final Opportunity to Schedule a Condition Inspection) is used when the tenant was not available at the times first offered.
  • A tenant must take part in the inspection and sign the report to keep their right to the deposit.
Get form RTB-27 (PDF)RTB move-in inspection pageRTB deposits and fees page

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Security and pet damage deposits

What they are for

A security deposit (sometimes called a damage deposit) is held by the landlord during the tenancy to cover unpaid rent or damage beyond normal wear and tear. A pet damage deposit covers pet-caused damage.

Key points

  • A security deposit can be no more than half of the first month's rent.
  • If pets are allowed, a pet damage deposit can also be charged. It can be no more than half of the first month's rent, no matter how many pets there are.
  • Landlords cannot charge a pet damage deposit for certified guide or service dogs, and cannot charge other pet fees, such as a monthly pet fee.
  • A landlord cannot keep a deposit on their own. They need the tenant's written permission or an RTB order.
  • Once the landlord has the tenant's forwarding address in writing, they have 15 days to return the deposit(s) with any interest, if there are no issues. A tenant can use form RTB-47 to give their forwarding address.
  • If the landlord does not act within the 15 days, the tenant can apply through the direct request process, and the landlord may be ordered to pay double the deposit.
  • Deposit interest for 2026 is 0%. The RTB's Deposit Interest Calculator works out interest owed for earlier years.
RTB deposits and fees pageDeposit Interest Calculator

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Rent increases (RTB-7) and the annual limit

What the form is for

Landlords must use the Notice of Rent Increase (RTB-7) to tell a tenant about a rent increase.

Annual allowable increase: The 2026 rent increase limit for residential tenancies is 2.3%. The RTB has also published the 2027 limit, which is 2.2%. (Source: RTB Rent increases page, last updated August 27, 2026.)

Key points

  • Rent can only be increased once every 12 months.
  • The landlord must give at least 3 full months' written notice, showing the exact dollar amount and the date the increase takes effect.
  • Landlords can only use the current year's limit. Unused increases from earlier years cannot be carried forward, and landlords cannot round up.
  • A landlord who wants a larger increase must apply to an arbitrator using the Application for Additional Rent Increase (RTB-52), or get the tenant's voluntary written agreement.
  • Tenants do not have to pay an increase that is above the legal limit or given without proper notice.
Get form RTB-7 (PDF)Rent Increase CalculatorRTB rent increases page

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Repairs and maintenance

There is no single RTB form for repair requests. Here is how the RTB describes responsibilities:

  • Landlords are responsible for most repairs, including major repairs such as heating and plumbing, repairs to common areas, and damage from normal wear and tear.
  • Tenants are responsible for minor upkeep and for repairing damage caused by them, their pets, or their guests.
  • Tenants must request regular repairs in writing and keep a copy. If the landlord does not make the repairs, the tenant can apply for dispute resolution.
  • Emergency repairs are urgent repairs needed for health or safety, such as major leaks, blocked sewer pipes, the primary heating system, damaged locks, or electrical systems. If a tenant cannot reach the landlord's emergency contact after 2 phone attempts and a reasonable wait, they may arrange the repair at a reasonable cost and ask to be reimbursed.
  • Both landlords and tenants have a duty to minimize loss.
RTB repairs and maintenance page

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Ending a tenancy

A landlord can only end a tenancy for reasons allowed under the Residential Tenancy Act, and must use the correct RTB form. A notice must be in writing, signed and dated, and must give the rental unit's address, the effective date, and the reason. Eviction notices cannot be served by text message.

RTB evictions pageRTB types of evictions page
Tenant's notice

Tenant's notice to end a tenancy

There is no required RTB form for a tenant's notice. A tenant can write their own letter. It must include the tenant's name, the date, the rental unit address, the move-out date, and the tenant's signature.

For a month-to-month tenancy, the notice must be received at least one full rental month before the effective date and before the day rent is due. This is not simply 30 days.

A fixed-term tenancy cannot be ended early by the tenant's notice alone, except in specific situations (for example, a mutual agreement, special circumstances, or an arbitrator's order).

RTB options for tenants page
RTB-30

10 Day Notice to End Tenancy for Unpaid Rent or Utilities (RTB-30)

What it is for

Landlords must use this form to end a tenancy for unpaid rent or utilities. A tenant has 5 days after receiving it to pay or to apply for dispute resolution.

Get form RTB-30 (PDF)
RTB-33

One Month Notice to End Tenancy for Cause (RTB-33)

What it is for

Landlords use this form for reasons set out in the Act, such as serious disturbance, property damage, illegal activity, unpaid deposits, or breaking a material term. A tenant has 10 days after receiving it to apply for dispute resolution.

Get form RTB-33 (PDF)
RTB-32L / RTB-32P

Three Month Notice for Landlord's Use (RTB-32L) or Purchaser's Use (RTB-32P)

What it is for

A landlord can end a tenancy if the landlord or a close family member intends to live in the unit (RTB-32L). When a rental property is sold and all conditions of sale are met, the purchaser can ask the seller in writing to end the tenancy so the purchaser or a close family member can live there (RTB-32P).

Key points

  • These notices must be generated through the RTB's online web portal. They are not downloadable PDFs. The RTB says a notice other than a generated RTB-32P or RTB-32L is legally unenforceable.
  • The landlord must give 3 months' notice, and the tenant has 21 days to dispute it.
  • The tenant is entitled to compensation equal to one month's rent.
  • The person moving in must live in the unit for at least 12 months.
  • Personal-occupancy notices are not allowed in some buildings with 5 or more rental units. See the official page for details.
Open the RTB notice portalRTB types of evictions pageRTB sell a rental property page
RTB-29

Four Month Notice for Demolition or Conversion (RTB-29)

What it is for

A landlord who has all required permits and approvals can use this form to end a tenancy in order to demolish the unit or convert it to another use, such as strata lots, co-operative housing, or non-residential use. The tenant has 30 days to dispute it and is entitled to one month's rent as compensation. Ending a tenancy for major renovations or repairs is a separate process: the landlord must apply to the RTB for an order of possession.

Get form RTB-29 (PDF)
RTB-8

Mutual Agreement to End a Tenancy (RTB-8)

What it is for

When a landlord and tenant both agree to end a tenancy, they record it on the RTB-8. A mutual agreement is different from a notice to end tenancy.

Key points

  • Neither side can be required to sign one.
  • With a mutual agreement, the tenant does not receive the compensation they might have been owed under a landlord's notice, and the landlord cannot claim the compensation they might have been owed if a tenant ended a fixed term early.
  • If done by email, both parties must attach and digitally sign the PDF form. A text message is not a legal way to end a tenancy by mutual agreement.
Get form RTB-8 (PDF)RTB mutual agreement page

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Dispute resolution

Dispute resolution is the RTB's formal process for landlord and tenant conflicts. The RTB describes it as the last step, after trying to resolve the issue directly. Tenants must keep paying rent during the process.

There are 4 processes:

  • Direct requestWritten submissions only, for narrow situations such as a tenant seeking the return of a deposit, or a landlord seeking an order after an undisputed notice.
  • FacilitationA case facilitator helps the parties reach an agreement.
  • Participatory hearingAn arbitrator hears both sides and makes a binding decision.
  • Expedited hearingFor urgent issues. The RTB tries to schedule these within 12 days.

Key points

  • Monetary claims at the RTB must be $35,000 or less, with a limited exception for certain 12-month compensation claims.
  • You can apply online with a Basic BCeID, or with a paper application. Paper forms include the RTB-12 series (for example, RTB-12L-CT for landlords and RTB-12T-CT for tenants in a current tenancy).
  • Orders are enforced through the courts: orders of possession through the Supreme Court of BC, and monetary orders through Small Claims Court.
RTB dispute resolution page

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Buying or selling a tenanted property

According to the RTB, a landlord cannot end a tenancy just because they want to sell. When a tenanted property is sold, the buyer becomes the new landlord and the tenancy continues on the same terms. The landlord or their agent must give written notice or get the tenant's permission before showings or open houses. The owner at the time a tenant moves out is responsible for returning the deposits, so the buyer and seller may want to deal with deposits in their contract or at closing. The RTB suggests getting independent legal advice if unsure.

RTB sell a rental property page

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Contact the Residential Tenancy Branch

Phone
Lower Mainland 604-660-1020; Victoria 250-387-1602; elsewhere in BC 1-800-665-8779
Email
HSRTO@gov.bc.ca
Hours
Monday to Friday, 9 am to 4 pm, except statutory holidays (11 am to 4 pm on the last Wednesday of the month). RTB information officers cannot give legal advice.
RTB contact page

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Where Jared can help

Jared Gibbons is a REALTOR® with Royal LePage Little Oak Realty. He helps clients buy and sell tenanted homes, condos, and investment properties in Langley, South Surrey and White Rock, Cloverdale, Abbotsford, and across the Fraser Valley. That includes planning showings around tenants and connecting buyers and sellers with the right RTB information. Jared does not give legal advice on tenancy matters. For those, contact the RTB or a lawyer.

Contact Jared: 604-928-1361 | jaredgibbons@royallepage.ca

Call 604-928-1361Contact Jared

Selling a rental property · Buying a property

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Frequently asked questions

What form is used for a residential tenancy agreement in BC?

The RTB's Residential Tenancy Agreement is form RTB-1. Landlords must prepare a written agreement for every tenancy, and it must include the standard terms required by the Residential Tenancy Act. Landlords must give the tenant a copy within 21 days of signing.

Source: RTB: Tenancy agreements

How much can rent be increased in BC in 2026?

The 2026 rent increase limit is 2.3%, and the 2027 limit is 2.2%. Rent can only be increased once every 12 months, with at least 3 full months' notice on form RTB-7.

Source: RTB: Rent increases

How much can a landlord charge for a security deposit and a pet damage deposit?

Each deposit can be no more than half of the first month's rent. Once the landlord has the tenant's forwarding address in writing, they have 15 days to return the deposits with any interest, if there are no issues.

Source: RTB: Tenancy deposits and fees

Is a condition inspection required in BC?

Yes. The landlord and tenant should inspect the unit together at move-in and must inspect it together at the end of the tenancy, using the Condition Inspection Report (RTB-27). If either side does not properly complete the move-out inspection, they may lose their right to the deposit.

Source: RTB: Tenancy deposits and fees

How much notice does a tenant have to give to move out?

For a month-to-month tenancy, the tenant must give written notice that the landlord receives at least one full rental month before the move-out date and before the day rent is due. There is no required RTB form for this notice.

Source: RTB: Options for a tenant to end a tenancy

Can a landlord end a tenancy because they are selling the property?

No. The tenancy continues and the buyer becomes the new landlord. Once all conditions of sale are met, a purchaser who intends to live in the unit, or have a close family member live there, can ask the seller in writing to give a Three Month Notice (RTB-32P). This notice must be generated through the RTB web portal.

Source: RTB: Sell a rental property

How do a landlord and tenant end a tenancy by mutual agreement?

They both sign the Mutual Agreement to End a Tenancy (RTB-8). Neither side can be required to sign, and a text message is not a legal way to end a tenancy by mutual agreement.

Source: RTB: Mutual agreement to end a tenancy

How do I apply for dispute resolution with the RTB?

You can apply online with a Basic BCeID, or with a paper application. The RTB offers direct request, facilitation, participatory hearings, and expedited hearings. Monetary claims must generally be $35,000 or less.

Source: RTB: Tenancy dispute resolution

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Disclaimer

This page is general information, not legal advice. It was last reviewed on October 2, 2026. Forms, limits, and rules can change, so always use the current forms on gov.bc.ca. For advice about your situation, contact the Residential Tenancy Branch (1-800-665-8779) or a lawyer.

Sources

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