RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy)

Jurisdiction: Country: Canada | Province or State: British Columbia

What is an RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy)?

This is the Residential Tenancy Branch’s landlord application for a current tenancy. You use it to ask an arbitrator for orders about an ongoing rental. It starts a formal dispute resolution process under the residential tenancy laws in British Columbia.

You complete this form when you need a binding decision during the tenancy. You can ask to end the tenancy. You can ask for an order of possession. You can claim unpaid rent or utilities. You can ask for compliance with the tenancy agreement. You can ask for access to the rental unit. You can seek other orders that the law allows during a tenancy.

Landlords and property managers use this form. Strata owners who rent out a unit use it too. Corporate landlords can apply through an authorized agent. If you are a tenant, you use the tenant version, not this one.

You need this form when informal steps fail. You tried to resolve the issue. You sent notices. You documented the problem. The issue continues. You now want a binding decision that you can enforce. This form is how you get that decision.

Typical usage scenarios

Your tenant owes rent and has not paid. You served a notice to end tenancy for non-payment. The tenant did not pay or dispute on time. You apply for an order of possession and a monetary order for arrears. Another scenario involves repeated breaches. The tenant is causing unreasonable disturbance. You served a notice for cause. You now want an order confirming the notice and possession. You may also need access to complete repairs. The tenant has refused entry. You apply for an order permitting access on set dates and times. Or, the tenant changed the locks without consent. You apply for an order to restore access. You can also apply for an order requiring the tenant to stop breaching a rule. For example, removing a prohibited pet or stopping smoking in a non-smoking building.

You can also seek procedural orders. You may need permission to serve documents in another way. The tenant is avoiding service, or their location is unknown. You can request permission for substituted service. You can also ask to add or remove a party. For example, to add a co-tenant or remove a former tenant.

This form is the gateway to a hearing. An arbitrator will review your application and evidence. They will hear from both sides. They will then issue written orders. Those orders have legal force. They can be enforced if the tenant does not comply.

When Would You Use an RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy)?

You use this form when you need help now, during the tenancy. It is for present-tenancy issues, not move-out claims. If the tenancy is still active, this is likely the right path.

Consider a rent default. Your tenant did not pay rent on the due date. You served the proper notice to end tenancy. The tenant neither paid within the legal grace period nor filed a dispute in time. You apply for an order of possession and a monetary order for rent arrears and any NSF fees. You also include the ongoing daily rent up to the possession date. You attach a rent ledger and banking proof.

Consider persistent breach. The tenant is damaging property or disturbing others. You served a notice to end tenancy for cause. The tenant did not leave. You apply to confirm the notice and get possession. You ask for a compliance order to stop the conduct until move-out.

Consider denied access. You gave proper entry notice for repairs. The tenant refused entry. You apply for an order to enter on specified dates and times. You include the work order and the entry notices. You ask for a general compliance order for future entries on proper notice.

Consider utilities. The tenant promised to pay utilities but did not. The account is in your name. You paid to prevent disconnection. You apply for a monetary order for the utility amounts paid. You attach the bills and proof of payment.

Consider unauthorized occupants or pets. You need a compliance order to remove them. You apply for an order to comply with the agreement. If the breach is serious or ongoing, you may also seek to end the tenancy.

You would not use this form for move-out damages only. If the tenant has already left and you want damages, you use the end-of-tenancy path. For a rent increase, you follow the rent increase process. For disputes about manufactured home parks or special rules, you use the related forms. But for day-to-day rental disputes during the term, this is the form you complete.

Landlords, property managers, and corporate representatives file this form. Tenants do not file this form. They file the tenant version if they want to dispute your notice or seek their own orders.

Timing matters. File as soon as the basis for the order exists. Do not delay without reason. Delay can weaken your case. It can also affect your ability to serve the hearing package on time.

Legal Characteristics of the RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy)

This application triggers a legal process. The decision at the end is binding. The arbitrator’s order has the same force as a court order on the issues decided. You can enforce it if the other party does not comply.

Enforceability comes from the statute and the Branch’s authority. The arbitrator considers the evidence and law. They then issue written reasons and orders. The order can require a tenant to move out by a set date. It can require payment of money. It can require compliance with a rule or the tenancy agreement. It can allow a landlord to enter a unit at certain times. It can require the landlord to do or stop doing something if a counterclaim is accepted.

You enforce a possession order by hiring a court bailiff if needed. You enforce a monetary order by filing it in the appropriate court. Once filed, you can use standard collection tools. You can garnish wages or bank accounts if the law allows. You can also register the debt to affect credit.

The process follows natural justice. Each party can present evidence and make submissions. Each party can respond to the other’s evidence. The arbitrator applies a balance of probabilities standard. Clear, consistent evidence will carry weight. Hearsay can be allowed, but first-hand proof helps more. Documentation wins cases.

Service rules matter. You must serve the hearing package to the tenant in time. The law sets acceptable service methods. It also sets deemed delivery dates for some methods. If you serve late or the wrong way, the arbitrator can dismiss your case. They can also adjourn and set new service directions. You avoid that by following service rules closely.

Deadlines apply to evidence. You must provide your evidence to the tenant by a set deadline. You must also submit it to the Branch. Late evidence may be refused unless both parties agree or the arbitrator allows it. Build your evidence early. Send it on time. Keep proof of service of your evidence.

Filing fees apply. If you win, the arbitrator can order the tenant to reimburse your fee. Fee waivers may be available in limited cases. Ask about this when you file if cost is a barrier.

The arbitrator can dismiss claims that are premature or outside the jurisdiction. They can also refuse relief not requested in the application. Be clear and precise about the orders you seek. Match your facts to the orders. If you need multiple orders, ask for each one.

Orders can be reviewed or set aside in rare cases. You can seek a review if a party did not receive notice. You can also appeal to the court on a narrow basis. Most orders stand as issued. Focus on getting it right the first time.

How to Fill Out an RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy)

You want to file a complete, clear, and supported application. Follow these steps to reduce delays and improve your chance of success.

Step 1: Confirm this is the right form

Check that the tenancy is still active. Confirm your issue needs an order during the tenancy. If the issue is only about move-out damages, stop here. Use the ended-tenancy path instead. If the tenancy is current, proceed.

Step 2: Gather core documents

Collect the tenancy agreement. Get your rent ledger up to date. Gather any notices you served, with proof of service. Pull utility bills, bank records, and receipts. Save photos, videos, and inspection reports. Collect emails, letters, and text screenshots. Organize everything by date. Name files clearly. You will need to attach or list these with your application and serve them.

Step 3: Identify the parties

Enter your full legal name as the applicant. If you are a company, use the corporate name. If an agent files for you, include the agent’s details. Attach a signed authorization from the landlord. Enter the tenant’s full legal name as shown on the agreement. Include all adult tenants. If you miss a tenant, any order may not bind them. Add the rental unit’s full civic address. Include unit number, street, city, and postal code.

Step 4: Enter tenancy details

State the tenancy start date. Indicate if it is periodic or a fixed term. State the current monthly rent and the due date. State the security deposit amount and date received. State the pet deposit, if any. These facts are key for rent and deposit orders. Ensure amounts add up to your ledger.

Step 5: Choose the orders you seek

Select each order you need. For example, ask for an order of possession. Ask for a monetary order for rent arrears. Ask for a monetary order for unpaid utilities. Ask for a compliance order to follow the agreement. Ask for an order allowing entry on set dates. Ask for substituted service if you cannot serve the tenant. Only select what your facts support. If unsure, add a short explanation and evidence.

Step 6: Explain your reasons clearly

Write a short, dated timeline. Use facts, not opinions. Example: “Rent is due on the first of each month.” “June rent was unpaid.” “I served a 10 Day Notice on June 2.” “The tenant did not pay within five days.” “No dispute was filed.” “I seek possession and rent arrears.” If claiming utilities, list each bill, date, and amount. If claiming ongoing daily rent, state the daily rate and end date sought. If seeking access, list each entry notice served and why the entry is needed. Attach the notices.

Step 7: List and attach your evidence

List every document you will rely on. Attach a copy if the system allows attachments at filing. Your list should match what you will serve later. Typical items include the tenancy agreement, rent ledger, notices to end tenancy, proof of service for those notices, bank statements, utility bills, inspection reports, photos, videos, and communications. For photos and videos, add brief captions and dates. For texts, include the phone numbers and date stamps. For emails, include sender, recipient, subject, and date.

Step 8: Calculate your monetary claims

Show a clean breakdown. Separate rent arrears, late fees allowed by law, NSF charges, utility amounts, and filing fees. Do not include unlawful charges. Use the agreement and law to confirm what you can claim. Show the math. Example: “Rent $1,500 due July 1, unpaid.” “NSF fee $25 charged by bank, receipt attached.” “Daily rent $50 from July 2 to possession date requested.” “Hydro bill $120 paid on June 15.” The arbitrator needs to see how you reached the totals.

Step 9: Complete service and contact details

Provide your mailing address, phone, and email. Indicate if you agree to receive documents by email. Provide the tenant’s service address if known. If you need an order for substituted service, explain the attempts made. Example: “Tenant will not answer the door.” “Mail is returned.” “I request leave to serve by posting and email.” Attach photos or returned mail as proof.

Step 10: Language, interpreter, and accommodation needs

State if you need an interpreter for the hearing. State if you need any accommodation due to a disability. Provide details to help the tribunal arrange the hearing. You can also indicate scheduling limits within the form’s options. Be reasonable and brief.

Step 11: Review and sign

Read every section. Ensure names, dates, and amounts are correct. Confirm you selected the right orders. Confirm your reasons are clear and factual. Sign and date the declaration. You attest that the facts are true to the best of your knowledge. If a company or agent signs, sign in that capacity and include your title or role.

Step 12: Pay the filing fee

Pay the fee using an accepted method. Keep the receipt. If you qualify for a fee waiver, complete that request at filing. If you win, ask the arbitrator to order the tenant to reimburse the fee.

Step 13: Receive your hearing package

After filing, you will receive a Notice of Dispute Resolution Proceeding. It will include the hearing date, time, and how to attend. It will also include instructions for serving the tenant. Read the instructions carefully. They include deadlines and accepted service methods.

Step 14: Serve the tenant properly and on time

Serve the tenant with the complete hearing package. Include your application, the notice of hearing, and all evidence you will rely on. Use a service method allowed by the rules. Personal service means handing it to the tenant or an adult at the unit. You can also serve by leaving it at the unit in a way allowed by the rules. Mail is allowed, with extra days added for delivery. Email may be allowed if both sides agreed in writing. Check the deemed delivery timelines for your chosen method. Serve early to avoid issues. Keep proof of service. Take photos if you post or slide documents. Keep mailing receipts. Save email delivery records.

Step 15: File your proof of service with the Branch

Complete the proof of service form or declaration as required. State how and when you served the tenant. Attach supporting proof. Submit it to the Branch before the deadline. Bring a copy to the hearing. Be ready to answer service questions.

Step 16: Exchange evidence by the deadline

You must also serve your evidence on the tenant by the set deadline. The notice of hearing will state the date. The Branch must also receive your evidence by that date. Do not wait. If you add new evidence later, it may be refused. If you need to add something late, explain why and ask permission. You also must receive the tenant’s evidence. Review it and prepare responses.

Step 17: Prepare for the hearing

Organize your case. Prepare a short opening statement. State the orders you seek. State the key facts with dates. Number your documents. Prepare to explain each document. Focus on relevance. Practice answering likely questions. If you have witnesses, confirm their availability and contact details. Ensure they can join the hearing. Prepare to authenticate your evidence. For example, confirm you created the rent ledger in the regular course of business.

Step 18: Attend and present your case

Join the hearing on time. Bring all documents and your proof of service. Be ready to confirm your identity. Speak clearly and stick to facts. Answer the arbitrator’s questions directly. Do not interrupt. Take notes. Ask for your specific orders at the end. Confirm the amounts and the requested possession date. Ask for the filing fee if you want it reimbursed.

Step 19: After the hearing

Wait for the written decision. Read it carefully when it arrives. It will set out the orders and reasons. If you received an order of possession, note the move-out date. If the tenant does not leave, contact a court bailiff to enforce the order. If you received a monetary order, file it with the court to enforce if needed. Keep all records. If the order includes deadlines for you, meet them.

Practical tips for completing the form

Use clear, plain language. Avoid opinions. Use dates and amounts. Match every claim to a document. Name all tenants correctly. Align your requests with your notices. If you seek possession for unpaid rent, include the unpaid rent notice and proof of service. If you seek access, include your entry notices and reasons. If you seek utilities, include the bills and payments. If you seek substituted service, include evidence of failed service attempts.

Avoid common mistakes. Do not rely on verbal claims without support. Do not guess at amounts. Do not serve late. Do not forget to serve your evidence as well as the notice. Do not leave out a tenant from the respondent list. Do not ask for orders the Branch cannot grant.

If facts change before the hearing, update your evidence. If the tenant pays some rent, update the ledger. If the tenant moves out, advise the Branch. You may need to amend your application or switch to an end-of-tenancy claim for damages.

You now have a clear path. Complete the form, support your claims, and serve properly. You will be ready to present your case and ask for the orders you need.

Legal Terms You Might Encounter

• Applicant means the person starting the application. On RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy), you are the applicant. You must give your correct legal name and contact information. If you use an agent, note that on the form and provide their details.
• Respondent is the person responding to the application. In this form, the tenant is the respondent. List every tenant named on the tenancy. Use full legal names as they appear on the agreement or government ID if you have it. Missing a tenant can cause service or enforcement problems.
• Dispute resolution is the formal process to resolve tenancy disagreements. This form starts that process for a current tenancy. You request specific remedies, such as money or possession. A decision-maker considers your evidence and issues a written decision.
• Arbitrator is the independent decision-maker who conducts the hearing. They review your application, your evidence, and the tenant’s evidence. On this form, you confirm your availability and any needs (like an interpreter) so the hearing can proceed fairly.
• Order of possession is a written direction that requires the tenant to move out. If you seek possession, you ask for it in this form and state the grounds. If granted, you will get a document that sets a move-out date. You must serve and enforce it correctly.
• Monetary order is a written direction for the tenant to pay money. You can claim unpaid rent, utilities, repairs, or the filing fee. On the form, you list each amount, the dates it became due, and how you calculated the totals. Bring proof to support each figure.
• Evidence is anything that helps prove your claims. Examples include the tenancy agreement, rent ledger, photos, texts, emails, invoices, and inspection reports. The form does not attach your evidence, but it sets up your claims. You will submit and serve your evidence separately by the deadline.
• Service of documents means how you deliver the application and evidence to the tenant. You must use a method that the rules allow and that you can prove. The form asks for the tenant’s address and contact details to support proper service. Keep records of when and how you served each item.
• Proof of service is your record showing you served the tenant correctly and on time. Use delivery receipts, affidavits, declarations, or tracking confirmations. At the hearing, you may need to prove service. Keep copies with dates for each document you served.
• Direct request is a streamlined process available for certain claims, like unpaid rent and possession, when the criteria are met. If you qualify, the decision-maker may decide based on documents without a hearing. This form helps you signal the relief you seek. The hearing notice you receive will confirm the process being used.
• Filing fee is the amount you pay to open your application. You can add the fee to your claim and ask for it in your monetary order. On the form, check the box or include the fee in your totals, and be ready to show your payment receipt.
• Hearing notice is the document that confirms the date, time, format, and file number. You must serve it on the tenant along with your application and evidence. The information on this form ensures the notice lists the right parties and claims.

FAQs

Do you need to give the tenant notice to end the tenancy before you apply?

It depends on what you seek. If you want an order of possession for cause, you usually must issue a valid notice to end the tenancy first. If you only seek money (like unpaid rent or damage), you can usually apply without ending the tenancy. Always match your application to the grounds you can prove.

Do you need a written tenancy agreement to use RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy)?

No, you can apply without a written agreement. A written agreement is helpful because it sets clear terms on rent, due dates, utilities, and rules. If you do not have one, bring other proof of the tenancy, like payment records, messages, or inspection reports.

Do you file one application if there are multiple tenants?

Yes, you file one application for the single rental unit and list all tenants. Include each tenant’s full legal name and contact details. If you manage multiple units or separate tenancies, file a separate application for each unit.

Do you need to attend the hearing?

Yes. If a hearing is scheduled, you should attend and present your case. If you do not attend, your application may be dismissed. If you cannot attend, request a change in advance and explain why. Bring all your evidence and proof of service.

Do you have to serve the tenant with your application and evidence?

Yes. After you file, you must serve the tenant with the hearing notice, your application, and your evidence. Use a permitted method you can prove, and serve before the deadline. Keep proof of service for every document and for every named tenant.

Can you recover the filing fee?

Yes, you can ask the decision-maker to order the tenant to reimburse the fee. Include the fee in your monetary claim on the form. Bring your payment confirmation as evidence.

What if the tenant moves out before the hearing?

Update your claims quickly. You can withdraw the request for possession and continue with any money claims, such as unpaid rent, repairs, or cleaning. Notify the hearing office and the tenant of any changes to your application. Bring move-out inspection records and final rent calculations.

Can you change your application after filing?

You can request to amend your application before the hearing. Explain what you want to change and why, and serve any updated pages on the tenant. If you add new claims, the hearing may be rescheduled to allow time for a response. Do not surprise the tenant at the hearing with new claims.

How much detail should you include about the problem?

Give clear, chronological facts. State dates, amounts, and what happened. Tie each claim to specific evidence, such as bank records, messages, or photos. Avoid long opinions; stick to facts you can prove.

Do you need the tenant’s consent to serve electronically?

Use a method that the rules allow and you can prove. If you choose electronic delivery, make sure you have consent or a clear record that the tenant uses that address. When in doubt, use a method with solid proof, and calendar your deadlines carefully.

Checklist: Before, During, and After the RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy)

Before signing: Information and documents you need

• Your legal name and mailing address. If using an agent, their name, phone, and email.
• The rental unit address, including unit number and postal code.
• Tenancy start date, rent amount, due date, and payment frequency.
• Full legal names of all tenants on the agreement. Confirm spelling.
• Grounds for the application. Decide what remedies you seek: money, possession, repairs, or fee recovery.
• Any notices already served to end the tenancy. Note dates and keep copies.
• A rent ledger from move-in to present, including payments and arrears.
• Bank statements or receipts showing payments received or returned.
• The signed tenancy agreement and any addendums.
• Condition inspection reports (move-in and move-out, if applicable).
• Photos or videos showing damage, cleanliness, or safety issues.
• Invoices, quotes, receipts, and estimates for repairs or cleaning.
• Utility bills or calculations if you claim utilities.
• Communications with the tenant (texts, emails, letters, notices).
• Witness names and a short summary of what each will say, if needed.
• Your preferred contact details for the hearing and any schedule limits.
• Any accommodation or interpreter needs for the hearing.
• A plan for serving the tenant: addresses, email, or other permitted methods.
• A folder (digital or paper) to store all documents and proof of service.

During signing: Sections to verify

• Confirm you are using RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy), not another form.
• Check the “current tenancy” status is accurate at the time of filing.
• List every tenant as a respondent. Double-check names and contact details.
• Describe the problem in clear steps. Use dates, amounts, and facts.
• Itemize each claim. For money claims, show calculations and totals.
• If seeking possession, state the ground and reference any notice you served.
• Include the filing fee in your monetary claim if you want it reimbursed.
• Provide your availability and any needs for the hearing.
• Indicate if you have an agent or witnesses.
• Ensure all pages are complete and legible.
• Sign and date the declaration. Confirm everything is true to your knowledge.

After signing: Filing, notifying, and storing

• File the application and pay the filing fee using an accepted method.
• Save your confirmation and file number immediately.
• Calendar the hearing date, time, time zone, and evidence deadlines.
• Serve the tenant with the hearing notice, application, and evidence.
• Use a permitted service method and note the service date and time.
• Keep proof of service for each tenant and each document.
• Submit your evidence to the hearing office by the deadline, if required.
• Prepare a short hearing outline and organize exhibits with page numbers.
• Test your phone or video connection and ensure a quiet space.
• Store all documents and proofs together. Back up digital files.

Common Mistakes to Avoid RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy)

• Don’t forget to name every tenant. Leaving out a tenant can delay your case or limit enforcement. Orders may not bind someone who was not named and served. Cross-check the tenancy agreement and any addendums before filing.
• Don’t claim lump sums without backup. Unsupported totals for rent, utilities, or repairs weaken your claim. The decision-maker may reduce or deny amounts you cannot prove. Attach a rent ledger and itemized invoices, and show how you calculated each figure.
• Don’t miss service deadlines. Late or improper service can lead to adjournment or dismissal. Use a method you can prove, and serve all required documents. Keep dated proof for each delivery.
• Don’t skip the grounds for possession. If you request an order of possession, state the ground and any notice you served. Missing this can sink your possession claim. Attach the notice and proof of service to your evidence package.
• Don’t add new claims at the last minute. Surprisingly, the tenant at the hearing can backfire. If you need to change your application, request an amendment and re‑serve updated pages. The hearing may be rescheduled to allow a fair response.

What to Do After Filling Out the Form RTB-12L-CT – Landlord’s Application for Dispute Resolution (Current Tenancy)

1. File your application and pay the fee. Keep the confirmation and your file number. This number tracks your case and goes on all future documents.
2. Wait for your hearing notice. It will list the date, time, format, and any submission deadlines. Review it carefully and calendar all dates. If you have a conflict, request a change as soon as possible.
3. Serve the tenant. Deliver the hearing notice, your application, and your evidence using a permitted method. Serve every tenant named on the form. Record the date, time, and method for each person. Keep proof of service.
4. Submit your evidence to the hearing office by the deadline. Label each exhibit clearly and number your pages. Include a rent ledger and a short summary of your claims to guide the decision-maker.
5. Prepare for the hearing. Create a brief script with key dates, amounts, and remedies you seek. Line up your witnesses and confirm their availability. Test your phone or video setup ahead of time.
6. Attend the hearing and present your case. Be concise and stick to facts you can prove. Refer to your exhibits by page number. Answer the decision-maker’s questions directly.
7. After the hearing, watch for the written decision. If you receive an order of possession, serve it correctly and follow the timelines. If you receive a monetary order, organize your records in case you need to enforce it through the court process.
8. If you need to amend or withdraw. Before the hearing, you can request to amend your application to correct errors or add claims. Serve any changes to the tenant. If you resolve the matter, notify the hearing office and the tenant that you withdraw. Keep written confirmation.
9. Store everything. Keep the application, hearing notice, evidence, proof of service, and decision together. Back up digital files. You may need them for enforcement or future disputes.