RTB-24- Notice Terminating or Restricting a Service or Facility

Jurisdiction: Canada | British Columbia

What is an RTB-24 – Notice Terminating or Restricting a Service or Facility?

The RTB-24 is the official notice a landlord uses to end or limit a service or facility included with a residential tenancy in British Columbia. It tells the tenant what will change, when it will change, and how the rent will adjust to reflect the loss or restriction. You use it when you need to remove or scale back something the tenant currently receives as part of the tenancy.

“Services or facilities” cover anything provided with the rental unit or site that benefits the tenant’s use and enjoyment. Common examples include parking stalls, storage lockers, cable or internet included in rent, laundry rooms, common rooms, fitness rooms, pools, garbage and recycling, snow removal, landscaping, and utilities. For manufactured home park tenancies, it also includes pad-related services like water, sewer, garbage, and access to park amenities.

Landlords and property managers typically use this form. Housing providers, non-profits, and owners of manufactured home parks also use it. Tenants do not issue this form; they receive it. As a tenant, you may see this notice if your landlord plans to change what you get under your tenancy agreement.

You would need this form if you plan to permanently shut down or reduce a provided service or facility, or restrict access to it on an ongoing basis. You may also need it when you convert an included service to a pay-per-use model, or when you remove a specific amenity due to compliance or safety concerns. For example, you may remove assigned parking to build a bike room, or discontinue free cable because the building no longer carries a bulk plan.

Typical usage scenarios include long-term repairs or decommissioning of a pool, converting an included parking stall to paid parking, removing a storage locker area due to fire code changes, or restricting laundry room hours for security reasons. It can also apply if you replace an in-suite appliance that provided a service (for example, a dishwasher) with no replacement or with shared access only. If you end or restrict a service or facility that formed part of the tenancy, you must address the tenant’s loss of value. That is what the RTB-24 is designed to do.

The form is not for temporary outages during routine maintenance or emergencies. It is not for ending a tenancy. It does not authorize you to remove essential services like heat, hot water, or electricity. Those have separate rules and obligations, and you must restore essential services as soon as possible.

When Would You Use an RTB-24 – Notice Terminating or Restricting a Service or Facility?

You use this notice when you will permanently terminate or materially restrict a service or facility included in the tenancy. The change must be more than a brief outage. It must be a change that affects the ongoing use, hours, availability, or quality of what the tenant receives.

Consider a building that is closing its pool indefinitely due to safety and cost. The pool is an amenity that the tenant enjoyed as part of the tenancy. You must give written notice of the change and outline any rent reduction that matches the value of the lost amenity. The RTB-24 records this change, the reason, the effective date, and the adjustment to rent.

Another example is parking. If you remove a tenant’s assigned stall, you are ending a facility that likely influenced the tenant’s decision to rent. You would complete an RTB-24 and propose a monthly rent reduction that reflects the stall’s value. If you restrict a stall’s use (for example, reduce 24/7 access to daytime only), you would use this form to set out the restriction and the smaller rent reduction that matches the reduced value.

You might also use it if a third-party service ends and you cannot replace it on the same terms. Suppose the building’s bulk cable contract ends, and you stop including cable. You would serve the RTB-24 to reflect the change and adjust the rent.

You may need the form when compliance forces change. For example, you remove storage lockers that do not meet fire code. Even if safety rules require removal, the tenant loses value. You should issue an RTB-24 and reduce rent accordingly. If you are restricting an amenity due to security or misuse, such as cutting laundry room hours to prevent vandalism, use the form to set the new hours and the partial rent reduction.

Typical users are landlords, property managers, or manufactured home park owners. Tenants are on the receiving end. As a tenant, if you receive the notice, read it closely and assess whether the change is allowed, whether the rent reduction is fair, and whether the effective date respects notice rules. If you disagree, you can apply for dispute resolution to challenge the change or the rent adjustment. Do that as soon as possible and before the effective date if you want to prevent the change from taking effect.

Do not use this form to remove essential services such as heat, hot water, electricity, or water. You cannot terminate or restrict those services as a matter of choice. Temporary disruptions for repairs or emergencies may occur, but you must restore those services quickly. You also should not use the RTB-24 to unilaterally change a material term in a way that defeats the tenancy. If the change is not permitted by law, the notice will not hold up.

For fixed-term tenancies, you cannot change terms mid-term unless the law allows it. The RTB-24 is the proper tool only when the law permits removal or restriction with a corresponding rent reduction. If you are unsure whether a service or facility is a material term of the tenancy, review the tenancy agreement and how central the item is to the tenant’s use. Parking assigned in the agreement is often material. A seasonal garden hose may not be.

Finally, consider timing. The effective date must allow enough time for service of the notice and any required notice period. It should align with the rent cycle. Do not make the change mid-period without clarity on how the partial month will be handled. If you need a building-wide change, serve each affected tenant individually and track service dates, because those dates affect when the change can take effect for each unit.

Legal Characteristics of the RTB-24 – Notice Terminating or Restricting a Service or Facility

The RTB-24 is legally significant. When properly completed and served, it gives formal notice of a change to services or facilities included in a tenancy. It can be enforceable if the change is permitted by law, the notice is valid, and you have addressed the value impact with an appropriate rent reduction. The notice does not grant a free-standing right to remove any service you want. It documents a change that the law allows in limited circumstances.

The Residential Tenancy framework restricts when a landlord can remove or reduce services and facilities. You must not terminate or restrict an essential service used for living in the unit. You also must not remove or restrict a service or facility that is a material term of the tenancy if doing so would undermine the tenancy. When the law permits a removal or restriction, you must reduce the rent to match the loss in value to the tenant. The rent reduction is not optional. It ties directly to the service or facility you are changing.

To be enforceable, your notice must be in writing, clear, and served using a method the law accepts. It must describe the service or facility, set out whether you are terminating or restricting it, and give a specific effective date. It should state the rent reduction amount and the tenant’s new rent after the change. It should explain the reason for the change in plain terms. The notice should reach the tenant with enough time before the effective date, allowing for the additional “deemed service” days that apply to some delivery methods. If you serve by mail or by leaving it at the door, the law adds extra days before the notice is considered received. Build those days into your timeline.

If your notice does not include a rent reduction where one is required, the tenant can dispute it. If you try to remove or restrict an essential service, the notice will not hold up. If your description is vague or the effective date does not respect service rules, the notice may be invalid. If you fail to serve each affected tenant, you cannot enforce the change against those you missed.

Tenants can apply for dispute resolution to challenge the change or the amount of rent reduction. They can seek an order that the service be restored, that the rent reduction be increased, or that they receive compensation. They can also seek a retroactive rent reduction if the service has already been removed without proper notice or reduction. You reduce your risk by giving clear notice, calculating a fair rent reduction, and communicating early.

Remember that this notice is not a rent increase. Do not use it to restructure charges in a way that increases the tenant’s total rent. If you remove a service and then add a separate fee that leaves the tenant paying more overall, you may run afoul of rent increase limits and the tenancy laws.

Keep in mind human rights and accessibility obligations. For example, removing accessible parking or restricting elevator access can raise issues beyond residential tenancy rules. If a change impacts a tenant with a disability, you may need to accommodate. Factor that into your plan before issuing the notice.

Finally, retain proof of service. If a dispute arises, you will need to show when and how you served the notice. Keep a signed copy, a delivery log, and any supporting materials that show why the change is necessary and how you valued the rent reduction.

How to Fill Out an RTB-24 – Notice Terminating or Restricting a Service or Facility

Follow these steps to complete the form accurately and reduce disputes.

1) Identify the parties

• Enter the landlord’s full legal name. If you are a property manager, list the landlord’s name and your company as the agent.
• Enter the tenant’s full legal name as it appears on the tenancy agreement. List all tenants of record for the unit.
• Add contact details for both parties, including mailing addresses and phone or email if used for service.

2) Identify the rental unit or site

• Write the full civic address of the rental unit. Include unit number, street, city, and postal code.
• For a manufactured home park, list the site or pad number and park name.

3) Describe the tenancy

• State whether the tenancy is periodic (for example, month-to-month) or fixed-term. Include the start date of the tenancy.
• If fixed-term, note the end date. This affects whether the change is allowed mid-term.

4) Specify the service or facility

• Clearly name the service or facility you are terminating or restricting. Be specific. For example, “Assigned parking stall #27 in underground parkade” or “Storage locker #B-14 in basement room.”
• If the item is broad (such as “amenities”), break it down. List the gym, pool, party room, or rooftop deck separately if only some are affected.

5) Indicate whether you are terminating or restricting

• Check the correct option. Terminating means it will no longer be provided at all. Restricting means it will still be provided, but with limits.
• If restricting, describe the restriction in practical terms. State new hours, usage limits, or access changes. For example, “Laundry room hours reduced to 8 am–10 pm daily” or “Parking use limited to vehicles under 6’6″ height.”

6) Explain the reason for the change

• Provide a plain-language reason. Examples include safety, compliance, building upgrades, inability to renew a service, repeated misuse, or reallocation for accessibility.
• Keep it factual. If compliance or safety rules require the change, say so if it is a building-wide policy change, state that.

7) Set the effective date

• Choose an effective date that respects the required notice period and service rules. Add deemed service days for your delivery method.
• Align the change with the start of a rental period when possible. For month-to-month tenancies, choose a date at the start of a month to avoid partial calculations.
• If a building-wide change is needed on one date, serve early enough to meet the timeline for every unit.

8) Calculate the rent reduction

• Determine the value of the lost or reduced service. Base it on market value where possible. Use comparable parking rates, locker fees, or amenity values in the area or in your building.
• If restricting rather than removing, use a proportionate reduction that matches the reduced value.
• State the current monthly rent, the monthly rent reduction amount, and the new monthly rent that will apply after the effective date.
• If utilities are included and you will remove one utility, estimate the average monthly cost removed and reduce rent in that amount.

9) Address partial months if needed

• If the change takes effect mid-period, state how you will handle the partial month. Pro-rate the rent reduction for the days affected. Show the calculation so the tenant can follow it.

10) Attach supporting details

• Attach a schedule if you need more space to describe the service or the restriction. Include layouts or stall maps for parking or storage.
• Attach photos or floor plans if they help clarify what is changing.
• Attach a copy of the tenancy agreement pages that show the service was included, if relevant.
• Keep your valuation method for the rent reduction. You do not need to attach it, but have it ready for questions or a dispute.

11) Complete the service section

• Indicate how you will serve the notice. Accepted methods include personal delivery and other permitted methods. If using email, ensure the tenant agreed in writing to the email service.
• Note the date you will serve the notice. Remember to add deemed service days when calculating the effective date.
• If serving multiple tenants, prepare and serve a separate notice to each tenant of record, or serve one copy to one tenant of record following the service rules.

12) Sign and date the notice

• The landlord or authorized agent must sign and date the RTB-24. Printed names and titles should be legible.
• By signing, you confirm the information is accurate and you intend to make the change on the stated date.

13) Keep records

• Keep a copy of the signed notice and all attachments.
• Record how and when you served the notice. Keep mailing receipts, delivery logs, or email records if applicable.
• Keep your valuation notes for the rent reduction. Keep any compliance orders or reports that support the reason for the change.

14) Communicate with the tenant

• Consider sending a brief cover letter that summarizes the change and explains the rent reduction. Invite questions.
• Offer to discuss alternative solutions if the tenant raises accessibility or hardship issues. This can reduce disputes.

15) After service

• If the tenant agrees, the change and the new rent take effect on the date shown.
• If the tenant disputes the notice or the rent reduction, respond promptly and prepare to attend dispute resolution. Bring your documents and valuation.
• Implement the change on the effective date. Update the rent ledgers to reflect the reduced rent. Do not charge for the removed service going forward.

Practical examples help guide the form:

• Removing a parking stall: Describe the specific stall, the reason (for example, building repairs or reallocation), the effective date, and the rent reduction equal to the stall’s fair monthly value. Attach a stall map if helpful.

• Closing a pool long-term: State that the pool will close indefinitely for safety compliance and decommissioning. Provide a rent reduction that reflects the amenity’s value. Note if other amenities remain unchanged.

• Restricting laundry hours: State the new hours and the security reason. Provide a modest rent reduction that matches the reduced access. If you also install card access that improves security, explain that too.

• Discontinuing included cable: State that bulk cable service will end, and tenants may subscribe individually. Reduce rent by the typical monthly cable cost that was included.

• Removing storage lockers: Identify the locker number and location. Explain the compliance issue. Reduce rent by the fair value of locker storage in the area.

A few cautions as you complete the form:

• Do not use this notice to remove or restrict essential services like heat, hot water, electricity, or water. Restore those services quickly if disrupted.

• Avoid mid-term changes that gut a material term of a fixed-term tenancy. If the service is core to the tenancy, consult before proceeding.

• Set a realistic, effective date and build in deemed service days based on your delivery method.

• Be specific. Vague descriptions cause confusion and disputes.

• Ensure the rent reduction is fair and defensible. Overly low reductions drive conflict.

• Apply changes consistently if building-wide. Inconsistent reductions cause complaints and legal risk.

Handled correctly, the RTB-24 gives you a clear, compliant way to adjust services or facilities while respecting tenant rights and value. It reduces misunderstandings, protects both sides, and sets a clean record if a dispute arises.

Legal Terms You Might Encounter

Service or facility means anything you provide with the tenancy beyond the unit itself. Think parking, storage lockers, laundry, cable, internet, heat, hot water, or use of amenities. This form deals only with services or facilities that were included in the rent or agreement.

Terminate means you are ending a service or facility completely. Restrict means you are limiting it in some way. A restriction can be reduced hours, fewer spaces, smaller lockers, or temporary shutdowns. On the form, you must say which applies and describe the change.

Effective date is the day the change will start. The form must set a date far enough in the future. Build time for delivery and for the minimum notice period. If you miscalculate, the notice can be invalid.

Rent reduction is the dollar amount you subtract from the monthly rent because of the change. It should reflect the loss of value to the tenant. The form requires a specific amount, not a range or “to be determined.”

Receipt of notice is the date the tenant is considered to have received the form. This depends on how you serve it. Hand delivery is usually immediate. Mail or posting takes longer. Count your notice from the day after receipt.

Method of service is the way you deliver the notice. You can hand deliver, mail, or post in some cases. You can only email if the tenant agreed in writing to receive notices by email. The form asks for the method and service date.

Essential services are basic services a tenant needs to occupy the home. Heat, hot water, and electricity are common examples. You cannot remove or reduce essential services below the minimum standards. Use this form only for lawful changes.

Material term is a key part of the tenancy agreement. If a service or facility is a material term, changing it has a real impact. The form lets you record the change and rent adjustment. Tenants can challenge changes to material terms.

Common area refers to shared spaces or amenities used by multiple tenants. This includes parking lots, laundry rooms, gyms, or courtyards. If access was part of the tenancy, you still must give notice before limiting it.

Dispute resolution is a formal process a tenant can use to challenge your notice. They can ask to cancel the change or adjust the rent reduction. Keep records that support your reasons and calculations in case of a dispute.

FAQs

Do you need to use RTB-24 to remove parking or storage?

Yes, if parking or storage was included in the tenancy. If it was bundled in the rent or stated in the agreement, use this form. If it was a separate optional arrangement with its own fee, assess that agreement before you proceed.

Do you have to reduce rent when you remove or restrict a service?

In most cases, yes. The reduction should match the lost value. If you believe no reduction is owed, explain why on the form. Be ready to justify it. A zero reduction often leads to disputes.

How much notice do you need to give before the change takes effect?

Give at least 30 days’ written notice. Count from the day after the tenant receives the notice. Add extra days for mail or posting. If you cut timing too close, issue a new notice.

Can you email the RTB-24 to a tenant?

Only if the tenant has agreed in writing to receive notices by email, if you do not have that consent, use a permitted delivery method. Record the method and date of service on the form.

Do you need one notice per tenant or per unit?

Serve every adult tenant named on the tenancy. One completed form can cover a single tenancy. If you manage multiple units, prepare a separate form for each tenancy affected.

Can you use RTB-24 for temporary shutdowns, like laundry repairs?

Yes. Use it to restrict a service for a defined period. State the start and end dates and the expected rent reduction for that period. For very brief outages, you can communicate directly, but use the form for material or ongoing limits.

What if the tenant does not agree with the rent reduction you set?

They can challenge it through dispute resolution. You should document how you valued the lost service. Bring comparable costs or market prices. If a decision changes the reduction, adjust the rent ledger and issue a confirmation.

Can you convert an included service into a paid add‑on instead?

You cannot add new fees for a service that was included in the rent. If you remove or restrict that service, use the form and reduce the rent. You can then offer a separate paid option if the tenant chooses it.

Checklist: Before, During, and After

Before signing

• Confirm the service or facility is included in the tenancy.
• Identify if you will terminate or restrict it, and why.
• Choose the effective date with at least 30 days’ lead time.
• Decide the rent reduction amount and how you calculated it.
• Gather supporting documents: tenancy agreement, building rules, notices, photos, vendor quotes, and market rates.
• Verify tenant names exactly as on the tenancy.
• Confirm the rental unit address and legal description if used.
• Decide the service method: hand delivery, mail, posting, or email (with written consent).
• Align the change with building operations and staffing.
• Plan communications for affected tenants and vendors.

During signing

• Check that the tenant and rental unit details are correct.
• Clearly describe the service or facility being changed.
• State whether you are terminating or restricting it.
• Specify the effective date. Avoid vague phrasing like “ASAP.”
• Set a specific monthly rent reduction amount.
• If temporary, list the start and end dates and the prorated reduction.
• Explain the reason for the change in plain language.
• Sign and date the form.
• Complete the service section: method and date of service.
• Make copies for each tenant and your records.

After signing

• Serve the notice using the chosen method.
• Record the date of service and how you delivered it.
• Calendar the effective date and any dispute deadlines.
• Update the rent ledger to reflect the reduction on the effective date.
• If the change is temporary, schedule the end date and rent reset.
• Notify onsite staff or contractors about the change and timing.
• If a building‑wide change, coordinate signage and access controls.
• File the notice and proof of service with your tenancy records.
• Monitor for tenant responses and handle questions promptly.
• Prepare evidence in case a dispute is filed.

Common Mistakes to Avoid

Don’t forget the 30‑day buffer.

Mistake: Setting an effective date that is fewer than 30 days after receipt.

Consequence: The notice can be invalid, and you may need to restart the clock.

Don’t describe the change vaguely.

Mistake: Writing “parking reduced” or “laundry limited” without details.

Consequence: Confusion and disputes. Tenants may claim the notice is unclear.

Don’t set an unrealistic rent reduction.

Mistake: Choosing zero or a token amount without support.

Consequence: Increased risk of disputes and orders to adjust rent or compensate.

Don’t skip the service method details.

Mistake: Failing to record how and when you served the notice.

Consequence: You may be unable to prove receipt or timing in a dispute.

Don’t assume one copy is enough.

Mistake: Serving only one occupant when multiple tenants are named.

Consequence: The notice may not bind all tenants, delaying the change.

Don’t reduce essential services below standards.

Mistake: Cutting heat or hot water below minimums.

Consequence: Possible orders to restore services, penalties, and damages.

What to Do After Filling Out the Form

Serve the notice the way you said you would. Hand deliver, mail, post, or email with consent. Record the exact date and method. Keep proof, such as delivery receipts or photos of posted notices.

Start your countdown from the day after the tenant receives the notice. Build in extra time if you used mail or posting. If timing looks tight, issue a replacement notice with a new effective date.

Update your rent ledger. Enter the rent reduction to begin on the effective date. If the change is temporary, add the end date and the rent reset. Note any prorated amounts if the change starts or ends mid‑period.

Coordinate operations. Inform managers, caretakers, and vendors about the change. Adjust access systems, keys, signage, and schedules. If you restrict hours, set timers and locks to match. If you remove lockers or spaces, assign alternatives if available.

Communicate with tenants. A few days before the change, send a reminder. Restate the date, the change, and the new rent amount. Offer a contact for questions. For temporary restrictions, confirm the restoration date.

Prepare for challenges. File the signed notice, proof of service, and your valuation notes. Keep quotes, market comparisons, invoices, or appraisals you used. If a tenant disputes, you will need clear evidence. Practice a simple explanation of your reasoning.

Handle amendments or errors. If you made a mistake, do not “correct” the form after service. Issue a new notice with the correct details. Recalculate the dates from the new service date. If you change only the rent reduction, make that clear and give fresh notice.

Implement the change on the effective date. Restrict access, end the service, or begin the new schedule. Confirm that rent reductions are active. For building‑wide changes, walk the site and verify compliance.

Monitor and document. Watch for unintended impacts, such as accessibility issues or safety concerns. Keep notes, photos, and any tenant feedback. If you extend a temporary restriction, issue a new notice with updated dates and rent amounts.

Store records securely. Keep the notice, proof of service, tenant communications, and rent ledger entries. Retain them for at least the life of the tenancy and a reasonable period after. Good records reduce risk and speed up dispute responses.

If the tenant moves out. Apply the rent reduction up to the move‑out date. Adjust any prorated rent on the move‑out statement. If you restore the service before re‑renting, remove the reduction for the new tenancy.

Suppose you restore a service early. Inform the tenant in writing. Reset the rent to the prior amount as of the restoration date. Provide the new amount and date in a simple confirmation letter. Update your ledger and file the confirmation.

If you later add an optional paid version. Keep it separate from the included tenancy terms. Do not bundle it back into the rent without agreement. Use a separate addendum and clear pricing. Never offset a rent reduction with a mandatory fee.