RTB-18 – Landlord’s Request to Join Applications for Dispute Resolution

Jurisdiction: Canada | British Columbia

What is an RTB-18 – Landlord’s Request to Join Applications for Dispute Resolution?

This form lets you ask the Residential Tenancy Branch (RTB) to combine two or more active dispute resolution applications into one hearing. You use it when several applications share the same parties, facts, property, or issues. The goal is one fair, efficient hearing instead of multiple hearings that cover the same ground.

Landlords typically use this form. That includes individual landlords, property managers, and legal representatives acting for the landlord. You must already have at least two filed applications with RTB file numbers. The RTB-18 does not start a dispute on its own. It only asks to join disputes that already exist.

You would use this form when separate disputes raise the same or closely related issues. You may have common evidence and witnesses. You may want to avoid inconsistent results from different hearings. You may want to reduce time and cost for everyone. The RTB can join your application with a tenant’s application. It can also join several tenant applications or several landlord applications that relate to the same property or issue.

Here is what this looks like in practice. You served three tenants in one building with one access notice for plumbing work. Each tenant filed a dispute about the access and conditions. You filed your own applications to address the same access event. You now have five RTB files about one plumbing job on one day. You can ask the RTB to hear them together. One joined hearing lets one arbitrator review the same evidence, hear the same plumber, and decide all files on a consistent record.

You may also face cross-applications with the same parties. For example, you applied to end a tenancy for unpaid rent. The tenant applied for a repair order and rent reduction related to a broken furnace. Both applications involve the same period and evidence. A joint hearing lets the arbitrator weigh both issues once, then issue coordinated orders.

Typical use cases include disputes about non-payment across several units caused by one building-wide issue, enforcement of a building policy across several tenants, repeated access disputes tied to the same project, or several tenants seeking similar relief from the same events. You might also use it when there are co-tenants who filed separate applications about the same tenancy. In every case, the core idea is efficiency and fairness. If you can show the issues and evidence overlap, joinder may make sense.

Note what this form does not do. It does not add new claims to an application. It does not replace filing a new dispute. It does not add a person who is not already a party to an existing RTB file. If you need to amend claims or add parties within a file, use the proper RTB process for that. The RTB-18 only asks to combine existing, active files.

When Would You Use an RTB-18 – Landlord’s Request to Join Applications for Dispute Resolution?

You would use this form when two or more active RTB applications focus on the same nucleus of facts. The best candidates share common witnesses, documents, or events. If you would present the same evidence more than once, joinder can save time. If separate hearings could lead to inconsistent findings, joinder can help prevent that. If several tenants raise the same building issue, one hearing can address it in a structured way.

A common situation is cross-applications. You may file to end a tenancy for cause. The tenant may file for repairs, compensation, or a reduction related to the same period. If heard separately, each arbitrator must weigh the same background facts. A joint hearing lets one arbitrator consider the full picture and balance both sides’ claims at once.

Another example is a building-wide policy. You updated a smoke-free policy. Several tenants filed applications challenging notices tied to the policy. You filed to enforce compliance. Everyone will rely on the policy text, service records, notices, and the same property manager. One hearing allows consistent interpretation and a single evidence record.

Access disputes often benefit from joinder. You scheduled pest control entry for multiple units on the same day. Some tenants refused entry and filed applications. You filed for access orders. The pest control technician is a key witness in each case. A joint hearing avoids calling them several times.

You can also join applications involving co-tenants or subtenants. For instance, two co-tenants filed separate applications about the same security deposit. You filed your own application related to condition inspection issues on move-out. One joint hearing avoids conflicting results about one tenancy and one deposit.

You can use joinder even if the applications are at slightly different stages. If the hearing dates are close, you can ask for a combined hearing and schedule. The arbitrator will consider whether the timing is fair to all parties. If one file is far ahead, joinder may not be granted.

Typical users are landlords, property managers, and their counsel. Sometimes a tenant starts the process by filing more than one application, or co-tenants file multiple applications. As the landlord, you can still request joinder if a joined hearing makes sense. Consent from the other parties helps, but it is not required. The arbitrator decides based on fairness and efficiency.

Use caution with joinder when facts differ. If each unit has unique conditions or timelines, joinder may cause confusion or unfairness. If privacy concerns or sensitive personal information dominate one file, separate hearings may be better. If a joint hearing would delay a file that needs urgent attention, the arbitrator may keep them separate.

Legal Characteristics of the RTB-18 – Landlord’s Request to Join Applications for Dispute Resolution

The RTB-18 is a procedural request. It is not an order and is not binding on its own. It asks an arbitrator to exercise the RTB’s authority to manage proceedings. The arbitrator can allow joinder, modify it, or deny it. If allowed, the arbitrator issues a direction or order setting out how the joined hearing will proceed.

The joined hearing results in one or more binding orders. Those orders carry the same legal force as orders from separate hearings. The arbitrator may issue separate orders for each file or one order that addresses all joined files. Once issued, those orders are enforceable under the Residential Tenancy Act.

Enforceability depends on process compliance. You must provide complete and accurate file numbers. You must serve the request and related material on all parties to all files. You must meet evidence and service timelines. You must follow the directions in the Notice of Hearing and any interim orders. Proper service and fair notice give the arbitrator jurisdiction to proceed. That supports the enforceability of the final orders.

The arbitrator weighs fairness. Joinder cannot cause serious prejudice to any party. Each party must get a fair chance to present their case, submit evidence, and ask questions. If joining files would confuse the issues or cause a delay that harms a party, the arbitrator can deny joinder or set conditions. The arbitrator can also “partially join” files for parts of a hearing or specific issues.

Privacy is a legal consideration. Joined hearings bring parties from different files into one proceeding. Each party may see evidence that spans multiple units or tenants. You should avoid submitting sensitive personal information that is not needed. Redact account numbers and similar details. Submit only what the arbitrator needs to decide the issues.

Timing matters. The RTB expects you to request joinder as soon as you identify the overlap. Late requests can be denied if they would derail a scheduled hearing or compress evidence deadlines. If your hearing dates are set, file the RTB-18 promptly and ask for directions on scheduling and evidence timelines.

Fees are a practical legal point. The RTB-18 usually does not replace the fee for any underlying application. Each file must be properly filed and paid for under RTB rules. Joinder does not merge the substance of the claims. It merges the hearing process. The arbitrator may still issue distinct outcomes per file.

Finally, joinder is not a way to add new parties or new claims. If a person is not already a party, or if a claim has not been filed, joinder will not create it. Use the correct RTB process to amend or add claims within a file. Use joinder only to combine already-filed applications.

How to Fill Out an RTB-18 – Landlord’s Request to Join Applications for Dispute Resolution

Follow these steps to prepare a complete and persuasive request.

1) Confirm you have at least two active applications

• Gather each RTB file number. You need the exact numbers.
• Confirm each application is still active and has not been withdrawn or decided.
• Note the scheduled hearing dates and times for each file.

2) Identify the parties for each file

• List the landlord’s legal name, as shown in each application. Keep names consistent.
• If an agent or property manager is acting, include the company name and contact details.
• List each tenant or respondent for each file. Use full legal names. Include unit numbers.

3) Describe the rental property or properties

• Provide the civic address and unit number for each tenancy.
• If all applications involve one building, state that clearly.
• If there are multiple buildings, explain the connection between them.

4) Set out the issues in each application

• For each file, summarize the issue in a short sentence. For example: “End tenancy for cause (non-payment).” Or “Tenant’s application for repair order and rent reduction.”
• Include any scheduled hearing dates and the assigned dispute type.
• Keep the wording neutral and factual.

5) Explain why the RTB should join the applications

• Focus on common facts, evidence, and witnesses. Use plain statements.
• Show how joinder promotes fairness and efficiency. For example: “Same policy, same notices, same property manager witness.”
• Address potential prejudice. Explain why no party will be unfairly disadvantaged by a joint hearing.

Example of strong reasons:

• “All three applications arise from the same plumbing failure on March 5. The same contractor and property manager are key witnesses. The same work orders and photos apply to each file. Separate hearings risk inconsistent findings about the cause and timing of the repairs.”

Example of weak reasons to avoid:

• “It is more convenient for me.” Convenience alone is not enough.
• “I want to avoid dealing with Tenant X.” That suggests unfairness.

6) Clarify what you want to join

• State whether you seek one hearing for all applications.
• If you do not want to join every issue, specify the issues you seek to join. For example: “Join the issue of access compliance. Keep individual rent reduction claims separate if needed.”
• If some files are optional, note that. This helps the arbitrator tailor the order.

7) Attach supporting schedules if space is limited

• Schedule A: List of file numbers, parties, units, and hearing dates.
• Schedule B: Overlapping evidence list (e.g., policy, notices, photos, contractor invoices).
• Schedule C: Overlapping witnesses (names and roles).
• Schedule D: Consent emails or letters from the other parties, if you have them.

Keep each schedule short and readable. Use the same naming across schedules and the form.

8) Provide your contact information

• Include mailing address, phone, and email for the landlord or agent.
• Ensure this matches the contact information on the underlying files.
• If a representative is acting, include their contact details and authorization.

9) Sign and date the form

• Sign in ink or e-sign if allowed by the RTB’s filing method.
• Print your name and role (e.g., owner, property manager, counsel).
• The person who signs should have the authority to bind the landlord.

10) Serve the request on all parties in all files

• Serve every tenant or respondent named in each file, and any representatives on record.
• Use a permitted method. Keep proof of service for each party.
• If you attach schedules, serve them too. Serve a complete package.

11) File the request with the RTB

• Submit the form and schedules through an accepted RTB channel.
• Include proof of service for each party.
• Keep a copy of everything and your filing confirmation.

12) Ask for directions if hearing dates are near

• If hearings are within a short time, request an expedited decision on joinder.
• Ask the RTB to confirm whether evidence deadlines change.
• If needed, request a short adjournment to allow fair preparation in a joined hearing.

13) Prepare for the possibility of partial joinder or denial

• The arbitrator may join some files or issues but not others.
• If joinder is denied, be ready to proceed with separate hearings.
• Use your preparation to streamline each separate hearing. Align your evidence across files.

Practical drafting tips:

• Keep your reasons concise. Aim for five to eight sentences that connect the dots.
• Use dates, document names, and witness roles to show overlap.
• Avoid arguments on the merits. Focus on why a joint hearing is fair and efficient.
• Acknowledge any potential prejudice and explain how to mitigate it. For example, propose separate time slots within one hearing for each tenant to speak, or propose redacting sensitive details.

Common mistakes to avoid:

• Listing the wrong file numbers or party names. Cross-check everything.
• Forgetting to serve one or more parties. This can derail your request.
• Filing the request days before a hearing without explaining the urgency.
• Trying to use joinder to add a new claim you have not filed.
• Combining unrelated files that share only the landlord in common.

What to expect after filing:

• You may receive a written direction allowing or denying joinder.
• If allowed, you may get a new or amended Notice of Hearing for the joined files.
• The arbitrator may set new evidence timelines. Follow those carefully.
• If joinder is allowed but one file is withdrawn later, the hearing can proceed for the remaining files unless the arbitrator directs otherwise.

How to frame your evidence plan for a joint hearing:

• Build one master evidence package with a clear index. Use tabs for items common to all files.
• Then create short addenda for items unique to each file.
• Prepare one witness plan. State which witnesses address common issues and which address file-specific points.
• Practice a brief opening that explains the structure and avoids repetition.

How to handle tenant concerns:

• If a tenant claims prejudice, consider reasonable adjustments. Offer to redact sensitive details that are not necessary. Offer to structure the hearing so each tenant presents their unique facts in a separate segment.
• Put these proposals in your request. This shows the arbitrator you took fairness seriously.

Timing reminders:

• File and serve your request as soon as you see overlap.
• Do not assume the RTB will join files on its own.
• If you get a late-filed tenant application that overlaps with yours, consider a quick joinder request with a short explanation and proof of service.

By following these steps, you present a clear, fair, and organized request. You show the arbitrator that a joint hearing will save time, reduce duplicate evidence, and protect each party’s right to be heard. That is the core test for joinder.

Legal Terms You Might Encounter

• Application for Dispute Resolution is the formal file that starts a tenancy dispute. Each application gets its own file number and hearing date. On this form, you identify which applications you want heard together.
• Joinder means combining two or more applications into one proceeding. You use this form to ask for joinder. You must explain how the files relate and why joining them is fair and efficient.
• File number is the unique identifier for each application. You need the primary file number and every related file number you want to join. Double-check each number, because errors can block your request.
• Party refers to anyone named on the application. That includes you, any tenants, and any agents or representatives. When you ask to join files, each party on each file becomes part of the joined proceeding unless the decision-maker says otherwise.
• Service means giving the other parties a copy of what you filed. That includes this request and any attachments. You must serve every party on each file you want to join.
• Proof of service (or declaration of service) is your record showing how and when you served the request. Keep it organized and ready to provide. If the decision-maker doubts service, your proof can save you from delay.
• Evidence is the documents, photos, messages, and witness statements you plan to rely on. When files are joined, you may be allowed to submit one combined evidence package. Make sure each party receives the same materials.
• Hearing is the proceeding where a decision-maker hears from the parties and reviews evidence. If your request is approved, the hearing may be one session for all joined files. Be ready to present the common facts once and avoid repeating yourself.
• Adjournment is a rescheduling of the hearing. A joinder request can trigger an adjournment if new parties need notice or more time. If you file early and serve promptly, you reduce the chance of delay.
• Order is the written decision issued after the hearing. In a joint proceeding, the order may resolve all files together or address each file within one document. Read it closely to understand directions for each party.

FAQs

Do you need the tenant’s consent to join applications?

No. Consent helps, but it is not required. The decision-maker looks at fairness, common facts, and efficiency. Still, tell the tenants you are filing. It shows transparency and may reduce objections.

Do you file one request or a separate request for each file?

File a single request that lists every file you want to join. Name the primary file number and all related file numbers. Attach an extra page if you need more space.

Do you have to serve every party on each file?

Yes. Serve all tenants and any agents listed on all files you want to join. Keep proof of service for each file. If you miss someone, your request may be denied or delayed.

Do you need to pay a fee to request joinder?

Check the current rules before you file. Some procedural requests have no fee, while others do. If a fee applies, pay it when you file to avoid delays.

Can you request joinder after hearing dates are already set?

Yes. File the request as soon as you see the overlap. The decision-maker may reschedule the hearing or address joinder at the start of the first hearing. Late requests risk adjournment.

Can you join applications that involve different rental units?

It depends. Joinder usually makes sense when files share the same tenancy or arise from the same facts. If the units or issues are unrelated, your request may be denied.

Will joining files change the remedies you can seek?

No. Joinder changes procedure, not substance. You still ask for the same remedies listed on each application. Be clear about which remedy ties to which file.

What happens if the request is denied?

Each application proceeds on its own. You keep your hearing dates unless they change for other reasons. Be ready to present the same evidence more than once.

Do you need to combine your evidence for a joint hearing?

A combined package often helps. It avoids duplication and confusion. Label documents so the decision-maker can see which file each item supports. Serve the full package to all parties.

Can you withdraw a file after joinder is granted?

Yes, you can withdraw an application if you choose. Do it in writing. Tell all parties. Confirm how the withdrawal affects the joint hearing so there is no confusion.

Checklist: Before, During, and After

Before signing

• Gather the file number for each application you want to join.
• Collect copies of each Application for Dispute Resolution and any hearing notices.
• Confirm the correct legal names and contact details for all parties on each file.
• Verify the rental address and unit numbers against your tenancy records.
• Review your evidence for overlap and common facts across files.
• Draft a short, specific reason why joinder is fair and efficient.
• Check your calendar for known conflicts and blackout dates.
• Confirm whether a filing fee applies and your preferred payment method.
• Decide how you will serve each party and what proof you will keep.
• If an agent will sign, prepare written authorization from the landlord.
• Prepare any attachments you plan to include, with clear headings.
• Consider privacy. Redact personal data not needed to decide joinder.

During signing

• Enter the primary file number exactly as shown on the notice.
• List each related file number without typos or missing digits.
• Name every party for each file you want to join.
• State the connection between the files in plain language.
• Explain why a single hearing is fair to everyone and saves time.
• Confirm that the remedies on each file will not cause unfairness if joined.
• Flag any existing hearing dates and ask for direction if dates conflict.
• Provide your current phone number and email for scheduling.
• Attach extra pages if needed and label them clearly.
• Sign and date the form. If an agent signs, include the authorization.
• Review for completeness. A two-minute check prevents weeks of delay.
• Make a clean PDF scan or copy for your records.

After signing

• File the form with the hearing office using the accepted method.
• If a fee applies, pay it immediately and save the receipt.
• Serve a complete copy to every party in each file you listed.
• Use a reliable service method that allows proof of delivery.
• Complete and keep your proof of service for each party and file.
• Calendar follow-up dates to check for a response or new notice.
• Prepare a combined evidence index in case joinder is granted.
• Avoid duplicating documents across files. Use cross-references.
• Monitor messages daily for scheduling changes or directions.
• If you realize you missed a file number, prepare an amended request.
• If joinder is granted, merge your hearing prep and witness lists.
• If joinder is denied, prepare for separate hearings without delay.

Common Mistakes to Avoid RTB-18 – Landlord’s Request to Join Applications for Dispute Resolution

• Don’t forget to connect the dots. Vague reasons like “the issues are similar” rarely work. Be specific about shared facts, parties, and documents. Otherwise, your request may be denied.
• Don’t miss anyone in service. Every party on every file must receive the request. If you skip a tenant or agent, expect an adjournment or a denial. Keep clear proof of service.
• Don’t list the wrong file numbers. One digit off can sink the request or leave a file behind. Cross-check against the notices before you file. Correct errors fast with an amended request.
• Don’t try to bundle unrelated disputes. Files from different properties or unrelated facts usually won’t be joined. If you push weak links, you risk credibility and delay.
• Don’t wait until the last minute. Late requests can force a reschedule and frustrate everyone. File early so the decision-maker has time to review and the parties have notice.

What to Do After Filling Out the Form RTB-18

1. File your request right away. Use the accepted filing method and keep confirmation. If a fee applies, pay it and save the receipt. Note the date and time you filed.
2. Serve all parties on every listed file. Include any attachments you filed. Use a method that provides proof. Record how and when you served. Keep your proof organized by file.
3. Watch for directions. You may receive a decision on joinder or a request for more details. You might also receive a new or updated hearing notice. Read everything carefully.
4. Prepare for both outcomes. Build a combined evidence package in case joinder is granted. Also keep separate, file-specific outlines ready in case the request is denied.
5. If you need to amend your request, act fast. Maybe you found a missing file number or a typo in a party’s name. File an amended request and serve it on all parties again.
6. If joinder is granted, streamline your materials. Create one master index with section headings by issue or timeline. Label each document so the decision-maker can see which file it supports. Avoid repeating the same point across multiple sections.
7. Coordinate witness plans. Tell witnesses the hearing may cover multiple files at once. Prepare them to address the common facts first. Then handle file-specific questions.
8. Align your remedies. Confirm the relief sought in each file remains clear after joinder. Be ready to explain which part of the order you want for each file. Clarity avoids confusion in the final decision.
9. Open the hearing by confirming status. If the decision on joinder is pending, ask for a ruling at the start. If joinder is already granted, confirm the scope and any directions on evidence or timing.
10. If joinder is denied, focus your strategy. Keep your exhibits tight for each separate hearing. Reuse core evidence but tailor your opening and closing to the file at hand. Track deadlines for each file separately.
11. Update your records. Save the filed request, proof of service, and any decision on joinder. Keep a log of all communications and dates. Organized records protect you if questions arise later.
12. Communicate with the other side. Send a brief note confirming you filed the request and served them. If joinder is granted, share your combined index early. Cooperation reduces objections and surprises.
13. Review confidentiality. If materials span multiple files, check for personal data that does not need to be shared. Redact where appropriate. Only include what the decision-maker needs to assess joinder and the merits.
14. Plan your presentation. Lead with common facts and documents. Then move to file-specific issues. Tell the decision-maker when a point applies to all files to avoid repetition.
15. Stay flexible. Joining files can change the schedule. Be ready to adjust witness timing and page references. Keep an updated outline and share it with your team or agent.
16. Confirm next steps after the hearing. Ask when you can expect the order. Clarify whether any follow-up submissions are required. Note any compliance dates that apply to each file.
17. Finally, debrief. Note what worked and what did not in your request and hearing plan. Save templates for future joinder requests. Good process saves time across your portfolio.