RTB-12T-PT – Tenant Application for Dispute Resolution (Past Tenancy)

Jurisdiction: Canada — British Columbia

What is an RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy?

This form lets you ask the provincial residential tenancy decision-maker to resolve a dispute after your tenancy has ended. It is a formal application to an arbitrator for a binding decision. You use it when you need an order about something that happened during your tenancy, but you only found out or acted on it after you moved out. The focus is on money, documents, and findings about past events, not on getting back into the unit.

Who typically uses this form?

Former tenants. You can be a residential tenant from any type of rental—apartment, basement suite, rooming house, manufactured home, or shared accommodation with a separate tenancy agreement. You can be a single tenant, a co‑tenant, or a former roommate who was a named tenant. You use it even if the landlord is a company or a property manager.

Why would you need this form?

You need it when you want a monetary order, a finding that the landlord acted improperly, or an order for the return of a deposit with interest. You also use it if the landlord owes you for costs you had to pay because they broke the rules. It is the way to turn your claim into a legal order you can enforce if needed.

Typical usage scenarios

• Your landlord kept your security deposit after you moved out without proper reasons or paperwork. You want it back, with interest.
• You gave your forwarding address in writing, and nothing happened within the required time. You want an order for the full deposit.
• The landlord charged you for damage without a move‑in or move‑out inspection report. You want those charges reversed.
• You paid for utilities the landlord should have covered. You want reimbursement.
• You suffered losses from an improper lockout or early change of locks. You want compensation.
• You paid an illegal fee or a rent increase that did not follow the rules. You want that money back.
• You lost work time or had out‑of‑pocket expenses because of the landlord’s breach. You want those costs repaid.
• You believe you were forced out by a notice that did not meet the rules. You want compensation for bad faith or improper notice, after you have already moved.

This form is not for active tenancy issues like repairs in a current unit or fighting a new notice to end tenancy. It is for after you have moved out, when the tenancy is over.

When Would You Use an RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy?

Use this form when the tenancy has ended and you need a ruling about what happened before, during, or at the end of the tenancy. The key trigger is that you no longer live there, but there is still a dispute to settle. You do not need the landlord’s agreement to apply. You ask the tribunal to decide.

You would use it if a deposit was not returned within the time required after you gave your forwarding address in writing. You would also use it if the landlord kept part of the deposit but cannot prove the loss, or skipped the inspection requirements. If you overpaid rent because of an invalid increase, you would claim that back here. If the landlord issued a notice to end tenancy that pushed you to move, and you later learned it was improper, you can seek compensation for your losses.

This form fits after-the-fact money issues. For example, you moved out and then received a bill for cleaning that seems inflated. You disagree and want an arbitrator to decide. Or perhaps the landlord found new damage months later and tried to bill you with no evidence. You need an order that says you do not owe it and that the deposit must be returned.

It also applies when the landlord did not follow the rules for condition inspection reports. If there is no move‑in report or no move‑out report, the landlord may lose the right to claim against the deposit. You can apply to have an arbitrator confirm that.

Typical users are former tenants. A co‑tenant can apply alone if the claim is about their share, or together with co‑tenants for the full amount. A guarantor cannot use this form. Property managers who act for landlords are on the other side of these cases, not as applicants here.

Timing matters. Do not wait too long. Most money claims must be filed within the general limitation period for civil claims. In tenancy matters, that period is usually two years from when the tenancy ended or when you knew about the claim. If you are unsure, apply as soon as you can. This form is not for urgent current possession or repairs. It is for post‑tenancy resolution.

If you already got your deposit back and there is no other monetary claim, you do not need this form. If you want the tribunal to sort out a new issue in your current unit, you need the current‑tenancy application, not this past‑tenancy version.

Legal Characteristics of the RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy

This application leads to an arbitration decision under provincial residential tenancy law. The decision, called an order, is legally binding. It has the same effect as a court order in the areas covered by that law. It can include money awards, declarations about the deposit, and directions to the landlord to pay. Arbitrators can also dismiss claims that do not meet the legal test.

Enforceability rests on two pillars. First, the tribunal has authority from legislation to decide these disputes. Second, you can file a monetary order in court for enforcement if the other side does not pay. That allows you to use court enforcement options. Most landlords comply once an order is issued with a pay‑by date. If not, you have a path to collect.

The standard of proof is the balance of probabilities. You must show your version is more likely than not. The arbitrator reviews documents, hears testimony, and applies the law. Good evidence wins cases. Provide proof of payments, communications, and what happened at move‑in and move‑out. If you claim interest, show how you calculated it under the published rates for deposits.

Service rules and deadlines protect fairness. You must serve the landlord with the application and evidence in the way the rules allow, and by the deadline. Use an allowed method and keep proof. If you cannot serve a person or company after trying, you can ask the tribunal for permission to serve another way. Do not assume email is allowed unless there was prior written consent.

Some remedies are not available after a tenancy ends. You cannot get an order to move back in. You cannot get an order telling the landlord how to manage a current tenancy. Focus on money and findings tied to the past tenancy. If you seek compensation for improper eviction, be ready to quantify your actual losses. That can include extra rent you paid, moving costs, and other reasonable expenses tied to the improper act.

Limitations apply. Claims must be brought within the allowed time. Certain issues, like disputing a notice to end tenancy, have short deadlines during the tenancy. After you move out, the focus shifts to compensation rather than cancelling a notice. If your claim is out of time, it may be dismissed even if it seems fair. File early and keep timelines in mind.

Finally, you certify your statements are true. False information can lead to dismissal, cost orders, or other consequences. Stick to facts. Use clear, organized evidence. Do not send originals unless required. Keep copies of everything.

How to Fill Out an RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy

Follow these steps to complete the form fully and accurately. Have your documents ready before you start.

1) Confirm you are using the correct form

• Use this past‑tenancy form only if your tenancy has ended.
• If you still live in the rental, stop and use the current‑tenancy form instead.

2) Gather key information and evidence

• Tenancy agreement, including all addendums.
• Move‑in and move‑out condition inspection reports.
• Proof you paid deposits: security and pet.
• Proof you gave your forwarding address in writing and when.
• Rent ledger, bank statements, receipts, e‑transfers, or cheques.
• Notices given or received (e.g., notice to end tenancy).
• Emails, texts, and letters with the landlord or manager.
• Photos or videos of the unit at move‑in and move‑out.
• Invoices and quotes for cleaning, repairs, or storage.
• A written timeline of key dates to help you explain your case.

3) Complete the Applicant section (you)

• Write your full legal name as it appears on the tenancy agreement.
• Add your current mailing address and an email you check often.
• Provide a phone number for contact and the hearing.
• If you have a representative, include their contact information and attach your written authorization.

4) Complete the Respondent section (the landlord side)

• Name every landlord who was party to your tenancy.
• If the landlord is a company, use the full legal name.
• If a property manager acted for the landlord, list the landlord as respondent, and the manager’s name and address for service if applicable.
• Provide a reliable address for service. Use the address given on your tenancy agreement, a business address, or the last known address you have.
• Include email only if the landlord agreed in writing to receive documents by email.

5) Fill in the Tenancy details

• Rental unit address, including unit number, city, and postal code.
• Type of unit (apartment, basement suite, room, manufactured home site).
• Tenancy start date and tenancy end date.
• Monthly rent amount and payment due date.
• Security deposit amount and date paid.
• Pet damage deposit amount and date paid, if any.
• State how and when the tenancy ended (your notice, landlord’s notice, mutual agreement, or other).

6) State your claims clearly (Reasons for application)

• Select the claim types that match your situation. Common claims include:
• Return of security deposit and interest.
• Return of pet damage deposit and interest.
• Monetary compensation for loss or damage due to the landlord’s breach.
• Recovery of overpaid rent or illegal fees.
• Compensation related to improper notice or lockout that caused loss.
• For each claim, explain what happened in simple, factual terms. Include dates and amounts.

Example:

• “I gave my forwarding address in writing on May 15. The landlord did not return any part of my $800 deposit within 15 days and did not apply for dispute resolution. I seek the full $800 plus interest.”

7) Specify the remedies you want (What you are asking for)

• For each claim, write the exact dollar amount and how you calculated it.
• Break down deposits, interest, and other amounts separately.
• For deposit interest, use the official interest rates for the relevant years. Show your calculation method.
• For compensation claims, tie each amount to a receipt, invoice, or reasonable estimate with support.

Examples:

• “Return of $800 security deposit + interest of $X from [date] to [date].”
• “$325 moving truck cost due to improper notice. Receipt attached.”
• “$210 difference in rent for two months caused by bad faith eviction. Lease and receipts attached.”

8) Attach your evidence and label it

• Number each document and give it a short title. Keep it clear and consistent.
• Create an evidence list or index. Example:
• Exhibit A: Tenancy Agreement dated Aug 1, signed by both parties.
• Exhibit B: Move‑in Condition Inspection Report with photos.
• Exhibit C: Email providing forwarding address dated May 15.
• Exhibit D: Bank statement showing deposit payment.
• Exhibit E: Photos of unit at move‑out dated July 30.
• Exhibit F: Invoice for moving truck.
• Highlight key sections on documents if helpful. Do not alter the content.
• If you rely on witness evidence, include a brief written statement signed and dated by the witness. The statement should explain what the witness saw or did, with dates.

9) Explain your timeline and logic

• Write a short summary of the sequence of events. Keep it under one page.
• Connect each event to your evidence. Example:
• “On July 30, I moved out. See Exhibit E photos. On Aug 1, I sent my forwarding address. See Exhibit C. No payment or application followed within 15 days.”

10) Address inspection requirements if deposits are in dispute

• State whether move‑in and move‑out inspections happened and were documented.
• If an inspection did not occur as required, say so and attach proof of your availability or the landlord’s refusal.
• Explain how missing reports affect the landlord’s ability to claim against your deposit.

11) Complete the Service and Communication section

• Choose how you will accept documents from the landlord and the tribunal.
• Provide current contact details. Keep them updated until the case ends.
• If you agree to email service, check your inbox and spam folder regularly.

12) Request accommodations or interpretation if needed

• If you need an interpreter or other accommodation, say so on the form.
• State the language or accommodation requirement clearly.

13) Review the Certification

• Read the declaration carefully. You are confirming the information is true.
• Sign and date the form. If submitting electronically, follow the instructions for electronic signatures.
• If a representative signs for you, attach your signed authorization.

14) Pay the application fee and submit

• Pay the required filing fee. Fee waivers may be available for financial hardship; if you qualify, complete the waiver request as instructed.
• Submit the form and all attachments together. Keep a complete copy of everything you file.

15) Serve the landlord correctly and on time

• After filing, you must serve the landlord with the application, notice of hearing, and your evidence by the deadline.
• Use an allowed service method. Common methods include personal service, leaving documents at a service address, mail, or email only if there is written consent.
• Keep proof of service. Examples include a photo of the delivered envelope, a mail receipt, or a sworn statement.

16) Prepare for the hearing

• Organize your evidence in the order you will present it. Number the pages.
• Be ready to explain your calculation of amounts and interest.
• Prepare a brief opening statement: what you want and why you are entitled to it.
• Send any additional evidence to the landlord and the tribunal by the evidence deadline. Late evidence may be refused.

17) Understand likely outcomes

• If successful, you can get a monetary order for deposits, interest, and compensation.
• The order will set a pay‑by date. If the landlord does not pay, you can file the order in court to enforce it.
• If the arbitrator finds the landlord complied with the rules, your claim may be dismissed. You may still receive a decision clarifying deposit rights.

18) Common pitfalls to avoid

• Filing the wrong form when the tenancy is still active.
• Naming the property manager but not the landlord as the respondent.
• Missing the deadline to serve the other side.
• Asking for amounts without evidence or clear calculations.
• Forgetting to include proof that you gave your forwarding address in writing.

19) Practical tips to strengthen your application

• Use clear labels and dates on every exhibit.
• Match each remedy to specific evidence.
• If you claim interest, attach a simple worksheet showing the rate and period.
• If you claim cleaning or repair charges are unfair, provide your own quotes or industry‑standard rates for comparison.
• If you claim bad faith related to a notice that led to your move, show why the notice did not meet the rules and your actual loss.

20) Final check before submission

• Does the form list all parties correctly?
• Are tenancy dates and amounts accurate?
• Are your remedies specific and totaled?
• Is every exhibit referenced in your narrative?
• Is the form signed and dated?

If you follow these steps, you will present a clear, complete application. The arbitrator can then focus on the facts and the law, rather than missing details. That improves your chances of a fair and enforceable decision.

Legal Terms You Might Encounter

• Past tenancy means your rental has already ended. You use this form after you move out. You can ask for money owed from the tenancy, like a deposit or damages. You also use it to resolve issues that surfaced after you left.
• Applicant means the person filing the form. Here, that’s you, the tenant. You describe what happened, what you want, and why. Your name must match your lease and identification. If more than one tenant applies, list each co-tenant clearly.
• Respondent means the person or entity you’re claiming against. This is usually the landlord or property manager. Use the correct legal name. If the landlord is a company, use the registered corporate name, not just a trade name.
• Dispute resolution is the formal process to resolve your claim. A decision-maker reviews your form and evidence. You may have a hearing by phone or online. The decision-maker can order payments or other remedies allowed under tenancy law.
• Monetary order is a decision that awards you money. You request one in this form. It can include unpaid deposit refunds, interest (if applicable), and other valid amounts. You must prove your claim with evidence and clear calculations.
• Security deposit is the amount you paid at the start for damage protection. If you claim a refund, list the amount paid, any deductions, and what remains. Include the receipt, proof of payment, and condition inspection reports, if available.
• Pet damage deposit is a separate deposit for pets, if you paid one. Treat it the same way as the security deposit. Include payment proof and any basis for claiming a refund. State if the landlord made deductions and why you dispute them.
• Evidence means documents, photos, messages, receipts, inspection reports, and witness statements. Use it to back up each claim line. Label everything clearly. Refer to the evidence in your form so the decision-maker can follow your story.
• Service means how you deliver documents to the other side. You must give the landlord a copy of your application and evidence. Follow the allowed methods and timelines in your notice. Keep proof that you served the documents correctly.
• Proof of service is your confirmation that you delivered the documents. It can be a receipt, courier slip, email header, or an affidavit. Attach it or have it ready for the hearing. The decision-maker may ask how and when you served.
• Notice of hearing is the scheduling document you receive after filing. It lists the date, time, and how to attend. It also sets deadlines for sharing evidence. Read every instruction. Missed deadlines can lead to delays or dismissal.
• Limitation period is the time window to file your claim. Deadlines can apply to past tenancy issues. File as soon as you can after the tenancy ends. If you’re near a deadline, submit promptly and gather evidence fast.
• Withdrawal means you decide to stop the application. You might settle directly with the landlord. You can request to withdraw before the decision is made. If you do, confirm the settlement in writing and keep records.
• Default or ex parte decision can occur if one party does not attend. If the respondent misses the hearing, the decision-maker may still decide. You still must prove your case. If you miss it, your application may be dismissed.

FAQs

Do you need to use this form if you already moved out?

Yes, this form is designed for claims after your tenancy ends. Use it to claim a deposit refund, unpaid compensation, or other allowable amounts. Attach evidence that shows what you paid and what remains owing.

cdDo you have to list every amount you want in the form?

Yes. List each amount, the reason, and how you calculated it. Round to the nearest cent and show your math. If you forget a claim, you may need to amend or file a new application later, which can cause delay.

Do you have to include your former landlord’s legal name and address?

Yes. Use the legal name on the lease or rent receipts. If the landlord is a company, use the registered company name. Include a current address for service. If you have only one address, use the last known address and explain.

Do you need to send your evidence to the landlord?

Yes. You must serve the respondent with your application and evidence. Follow the service rules and deadlines on your notice. Keep proof of service. The decision-maker may refuse late evidence without a good reason.

Do you need to attend the hearing in person?

Not necessarily. Your notice explains how to attend, often by phone or online. Test your connection and have your documents ready. Join early. If you cannot attend, request a change of date as soon as possible, with reasons.

Do you need the move-in and move-out inspection reports?

They help. Inspection reports show the unit’s condition at the start and end. They support deposit disputes and damage claims. If you don’t have them, submit other evidence, like dated photos, messages, and receipts for repairs or cleaning.

Do you lose your claim if you wait too long?

Deadlines apply. Time limits may restrict when you can file. If you think you’re close to a deadline, file right away. Then organize evidence quickly and meet service deadlines set out in your notice.

Do you need original receipts or are copies enough?

Copies are usually fine if they are clear and complete. Keep originals if you have them. Submit legible scans or photos. Show who paid, what it covered, and when. If the receipt is unclear, add a brief explanation.

Checklist: Before, During, and After the RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy

Before signing: gather information and documents

• Full legal names of all applicants and respondents.
• Lease or tenancy agreement, including any addenda.
• Move-in and move-out inspection reports, if available.
• Proof of rent and deposit payments (receipts, bank statements).
• Proof of deductions made or claimed by the landlord.
• Communications with the landlord (emails, texts, letters).
• Photos or videos showing the unit’s condition at move-in and move-out.
• Repair invoices, estimates, or cleaning receipts you paid.
• Your forwarding address provided to the landlord, with date.
• A timeline of key dates: move-in, move-out, notices, communications.
• Clear calculations of amounts claimed, line by line.
• Any witness statements with contact details.
• Your preferred contact information for the application.
• Any relevant policy summaries you rely on, if applicable.
• Confirmation of any deadlines that may apply.

During signing: verify the content of your application

• Check your name and contact details for accuracy.
• Confirm the respondent’s correct legal name and service address.
• Ensure tenancy dates are correct and match your evidence.
• State each claim amount clearly with a short reason.
• Add a simple calculation for each amount; total them at the end.
• Identify which evidence supports each claim.
• Confirm deposit amounts and dates paid, including pet deposits.
• Ensure your remedy request matches your claims.
• Review your statement of facts for clarity and dates.
• Remove assumptions. Stick to facts you can support.
• Confirm you understand the service and evidence deadlines.
• Double-check any request for fee recovery, if offered.
• Sign and date where required. Use your legal name consistently.

After signing: file, notify, and store

• File your application with the office that issued the form.
• Pay the required fee, if any, and keep the receipt.
• Watch for your notice of hearing with deadlines and instructions.
• Serve the respondent with the application and evidence on time.
• Use an allowed service method listed on your notice.
• Keep proof of service (receipts, email headers, affidavits).
• Organize your evidence in the order you will present it.
• Prepare a brief outline of your points and remedies sought.
• Calendar your hearing date and all evidence deadlines.
• Store a complete copy of everything you filed and served.
• Update your contact details with the office if they change.
• If you settle, confirm in writing and ask how to withdraw.

Common Mistakes to Avoid RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy

• Using the wrong landlord name. Consequence: Your order may be unenforceable. Don’t forget to use the legal name on the lease or corporate records.
• Claiming amounts without proof. Consequence: The decision-maker may deny those parts. Don’t forget to attach receipts, photos, and messages that support each claim.
• Missing service deadlines. Consequence: Evidence may be excluded or your hearing delayed. Don’t forget to serve on time and keep proof of service.
• Lumping claims into one number. Consequence: The decision-maker cannot verify your math. Don’t forget to break down each amount and show how you calculated it.
• Asking for remedies not supported by the facts. Consequence: Your request may be dismissed. Don’t forget to match each remedy to specific evidence and events.

Keep your application clear and factual. Explain what happened, what you want, and why. Support every dollar with evidence. Follow the deadlines on your notice.

What to Do After Filling Out the Form RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy

1) File your application

• Submit the completed form through the same channel that issued it.
• Pay any filing fee and keep the receipt.
• Note your file number. You will need it for all communications.

2) Read your notice of hearing

• When you receive it, note the date, time, and how to attend.
• Highlight the evidence-sharing deadline and service instructions.
• Save the notice. You must serve it with your evidence.

3) Serve the respondent

• Deliver the application, notice of hearing, and evidence as required.
• Use an allowed method from your notice. Serve by the deadline.
• Keep detailed proof of service for each document.

4) Organize your evidence

• Label each item with a number and a brief description.
• Create a one-page summary of your claims and totals.
• Prepare to explain how each document supports a claim line.

5) Prepare for the hearing

• Outline your facts in time order. Keep it under ten minutes.
• Practice referring to your evidence by label and page.
• Test your phone or internet connection in advance.

6) Attend and present

• Join early and have all documents open and ready.
• Answer questions directly. Stick to facts, dates, and amounts.
• Ask for the specific remedies stated in your application.

7) After the decision

• Read the decision carefully. Note any obligations or deadlines.
• If you receive a monetary order, follow the instructions provided.
• Keep the decision and your file for your records.

8) Amendments or corrections

• If you made a material error, ask about amending as soon as possible.
• Explain the change and why you need it. Provide updated documents.
• Be aware that changes may affect timelines or require re-service.

9) Settlement or withdrawal

• If you settle, put the agreement in writing and get signatures.
• Confirm how payment will be made and when.
• Ask how to withdraw your application and close the file.

10) Enforcement

• If payment is not made, you may need further steps to enforce.
• Keep your decision and any monetary order secure.
• Ask about enforcement options if voluntary compliance does not occur.