RTB-33s- One Month Notice to End Tenancy for Cause by a Strata Corporation

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

What is an RTB-33s – One Month Notice to End Tenancy for Cause by a Strata Corporation?

This is a formal notice a strata corporation uses to end a residential tenancy for cause. You use it when a tenant of a strata lot has seriously breached obligations tied to your bylaws or rules. It ends the tenancy one month after proper service, unless the tenant disputes it within the legal deadline.

A strata corporation, not the landlord, issues this notice. You are acting because the tenant’s conduct harms the strata community or property. Typical issues include major bylaw violations, ongoing nuisance, safety risks, or significant damage. The notice tells the tenant why the tenancy is ending and the date they must move out.

Who typically uses this form?

Strata councils use it. Licensed strata managers use it as authorized agents. You might also be part of a self-managed strata with council authority. You are not the private landlord in this process. You are enforcing strata bylaws and rules that form part of the tenant’s obligations.

Why would you need this form?

You need it when warnings, fines, or other corrective steps have failed. You want to stop conduct that disturbs residents, damages property, or creates risk. You also need it when the tenant refuses to follow a material term tied to your bylaws. This form allows you to act directly rather than relying on the owner to pursue eviction.

Typical usage scenarios.

A tenant continues loud late-night parties after written warnings. A tenant’s dog attacks another resident. A tenant uses a storage locker to run an unsafe workshop. A tenant causes a flood through negligent renovations. A tenant ignores smoking bans and triggers repeated fire alarms. A tenant runs short-term rentals against the bylaws and council orders. In each case, you can issue this notice to end the tenancy for cause tied to strata rules.

This notice is not for the owner’s use of property, renovations, or redevelopment. Those grounds are landlord grounds and use different forms. This notice only addresses causes based on conduct or conditions at the strata property.

When Would You Use an RTB-33s – One Month Notice to End Tenancy for Cause by a Strata Corporation?

Use this notice when a tenant’s actions breach bylaws or rules in a serious or ongoing way. You must link the breach to a material term that the tenant must follow. The tenant’s obligations usually appear in a Form K or the tenancy agreement. Those documents make strata bylaws and rules binding on tenants.

You would use it after you have given a fair chance to comply. That means you sent a written warning and set a reasonable time to fix the issue, when appropriate. If the breach is severe, a single serious incident can justify the notice. Examples include a violent incident, a major fire risk, or extraordinary property damage.

Here are practical examples in daily strata life. A tenant stores gasoline in a locker and ignores removal orders. A tenant smashes common property lights and refuses to pay for repairs. A tenant threatens caretakers and residents in hallways. A tenant keeps an unauthorized large dog in breach of bylaws and refuses to remove it. A tenant runs an illegal short-term rental despite fines and council decisions.

You should not use this notice for rent payment issues. You are not the landlord. Repeated late rent is not your ground. Do not use it for landlord’s personal use, buyer move-in, or major repairs. Those are two- or four-month notices that a landlord issues. If you are unsure, step back and check whether the problem is a bylaw or rule breach within your authority.

Typical users include strata council presidents, secretaries, or any council member with delegated authority. Licensed strata managers issue it when the management contract allows. The recipient is the tenant, and you should also notify the owner of the strata lot. If there are multiple tenants, name them all and serve each one.

This notice also applies during fixed-term tenancies. A serious cause can end a fixed term early. You do not need to wait for the term to expire. You still need proper grounds and a fair process.

Legal Characteristics of the RTB-33s – One Month Notice to End Tenancy for Cause by a Strata Corporation

This notice is legally binding when you have a valid cause, fill it out correctly, and serve it properly. It is binding because it uses a statutory form and process. The Residential Tenancy regime recognizes strata corporations as able to end a tenancy for cause tied to bylaws and rules. The notice starts the legal process that ends the tenancy on the effective date.

Enforceability rests on several points. First, the grounds must be valid. Your reasons must tie to serious bylaw or rule breaches, safety risks, disturbance, illegal acts that affect the property, unreasonable occupancy, or significant damage. Do not rely on rent or landlord-specific grounds.

Second, your facts must be clear and specific. The notice must describe what happened, when, and how it breached bylaws or rules. Name the bylaw or rule if you can. Include dates, times, unit numbers, and witnesses. Show that you warned the tenant in writing if the breach required a chance to fix. If you jumped straight to termination, explain why the incident was severe.

Third, you must choose a valid, effective date. It must be at least one full month after service. It must end on the day before the rent is due in the next month. For example, if rent is due on the first of each month, the effective date must be the last day of the month. Count service time if you used mail or delivery methods with deemed service delays.

Fourth, you must serve the notice properly. Serve each tenant. Use a method the law accepts. If you use mail or door posting, add the required days for deemed service. Keep proof of service. Many disputes fail because of bad service.

Fifth, respect the tenant’s rights. A tenant has a right to dispute the notice. The tenant must apply for dispute resolution within 10 days of receiving it. If they do not apply, the notice usually stands. If they do apply, an arbitrator will decide. Retaliatory or discriminatory reasons are not valid. You cannot punish a tenant for asserting legal rights or making a good-faith complaint.

An arbitrator can set aside a notice if it lacks detail, uses the wrong grounds, or is an abuse of process. Your recordkeeping matters. Keep complaint letters, warning letters, emails, photos, videos, security logs, minutes, and inspection notes. These materials support your notice if challenged.

If the tenant does not move out on time and has not disputed the notice, you can apply for an order of possession. With that order, you can seek enforcement. If the tenant disputes, wait for the decision. Follow the order you receive. Do not self-evict or change locks without an order. That can expose the strata to liability.

How to Fill Out an RTB-33s – One Month Notice to End Tenancy for Cause by a Strata Corporation

Follow these steps to complete the form cleanly and avoid mistakes.

1) Confirm you have authority

• Confirm the tenant’s link to your bylaws and rules. Check your Form K or tenant records. Confirm the tenant’s legal names and the unit number. Confirm the council has authorized you or your manager to issue the notice. Record the meeting date or the written resolution granting authority.

2) Gather your evidence and warnings

• Assemble incident reports, photos, videos, and witness statements. Collect warning letters and emails to the tenant. Gather bylaw excerpts and any previous council decisions. If you issued fines, include those notices. The facts you include must be precise and provable.

3) Identify the tenant(s)

• In the “To” section, list the full legal names of all tenants. Use the names on the tenancy agreement or Form K. Include middle initials if known. If you have an unnamed adult occupant, add “and all occupants.” Still try to serve each adult by name.

4) Identify the rental unit

• Enter the civic address, including unit number and postal code. You can add the strata lot number for clarity. Be exact. A wrong address can void the notice.

5) Identify the strata corporation

• In the “From” section, write the full legal name of the strata corporation. Include the strata plan number (for example, “Strata Plan LMS 1234”). Provide your address for service. If a strata manager is signing, include the management company’s contact details as the agent.

6) Select the correct reason for the cause

• The form lists cause-based grounds. Select the ground that fits the facts. For strata-issued notices, valid grounds focus on bylaw or rule breaches, safety risks, undue disturbance, illegal acts that affect others, significant damage, or unreasonable occupancy. Do not select rent-related reasons. If more than one reason applies, select each applicable ground.

7) Describe the facts clearly

• There is a section for details. Use it well. State dates, times, locations, and what happened. Tie each fact to a bylaw or rule. Cite the bylaw number or rule title if you can. Explain prior written warnings and the time given to comply. If the breach is severe and you did not warn first, explain why immediate termination is justified. Avoid vague phrases like “ongoing issues.” Write short factual sentences. Example: “On March 12 at 11:15 p.m., Unit 302 held a party. Security attended. A noise meter reading was 83 dB in the hallway. Bylaw 3.1 prohibits noise that disturbs others after 10 p.m. We issued written warnings on March 1 and March 5.”

8) Set the effective date correctly

• Choose the move-out date using these two rules. It must be at least one full month after service. It must fall on the day before the rent due date. For example, if you personally serve the notice on June 10 and the rent is due on the first, the earliest valid date is July 31. If you serve by mail, add mailing days before you start counting the month. When in doubt, pick the next month-end. A safe approach is to count the deemed service date, then add one full rental period, and set the end as the day before rent is due.

9) Complete the service information

• The form includes a section to record how you served the notice. Indicate your method for each tenant. Accepted methods include personal delivery to the tenant, leaving it with an adult at the residence, leaving it in a mail slot or mailbox, attaching it to the door, or sending it by registered mail. Some methods have been deemed service delays. Personal delivery is same day. Leaving it in a mailbox or attaching it to the door adds several days before it counts as served. Mailing adds five days before deemed service. Record the date and method. Keep proof, such as a photo of the door posting, a mail receipt, or a signed acknowledgment.

10) Sign and print your name

• An authorized strata council member or authorized strata manager must sign. Print the signer’s name and role. Include a daytime phone number and email. Your signature certifies the facts to the best of your knowledge. Do not leave this blank.

11) Serve the owner as well

• Serve a copy on the strata lot owner or the owner’s agent. Use the owner’s address for service on file. This keeps the owner informed and supports enforcement. Record this service in your file.

12) Attach supporting documents

• Attach copies of warning letters, bylaw excerpts, incident reports, photos, and council decisions. Label each attachment. Refer to attachments in the details section, for example, “See Attachment A.” While attachments are not always mandatory, they strengthen your position if the notice is disputed.

13) Keep a complete file

• Keep a copy of the signed notice and all attachments. Keep proof of service for each tenant. Keep a timeline of events and a contact log. This file will be your evidence if the tenant disputes.

14) After service: next steps

• The tenant has 10 days from receiving the notice to dispute it. If they apply, you will get a hearing notice. Prepare your evidence and witnesses. If they do not apply and do not move, you can apply for an order of possession based on the notice. Do not change locks or shut off services without an order.

Practical tips when completing the form:

• Use plain language in your facts. Avoid adjectives. Focus on who, what, when, and where.
• If there were multiple incidents, list them in date order. This shows a pattern.
• If the tenant fixed the issue after the deadline, say so and explain why termination still proceeds. For example, the breach was repeated.
• If the ground is “unreasonable number of occupants,” state the unit size, the bylaw limit, and the headcount you observed.
• If the ground is “illegal activity,” explain how it affected the strata. Link it to safety, disturbance, or damage. A bare allegation of illegality is weak without impact on the property or others.
• If the ground is “significant damage or risk,” describe the damage or the risk with specifics. Include repair invoices or professional notes if available.
• For noise or nuisance, show objective proof when possible. Include security logs, decibel readings, or video timestamps.
• For smoking or vaping breaches, include photos of residue or device use, alarm reports, and prior written bans.
• Make sure the names and dates in your notice match your attachments. Inconsistencies undermine credibility.

Common mistakes to avoid:

• Picking an effective date that is too soon. Always account for deemed service rules.
• Citing rent-related grounds. Strata corporations cannot rely on those.
• Using vague reasons like “bad behavior.” Arbitrators expect concrete facts.
• Failing to warn when a warning was required. Show you gave a chance to comply, unless the breach was severe.
• Serving only one tenant when multiple tenants are on the agreement. Serve each one.
• Forgetting to sign or to provide the strata’s address for service.

Edge cases and how to handle them:

• Fixed-term tenancy: You can end early for cause. The same steps apply.
• Multiple tenants: One notice can name them all, but serve each person. If one disputes, expect a hearing that affects all.
• Language barriers: Consider attaching a translated summary. Still complete the official notice in English. Service remains valid.
• Unknown occupant names: Use “and all occupants” but continue efforts to identify and serve each adult.
• Safety emergencies: If the incident is severe, you may proceed without prior warnings. Explain why the risk made immediate action necessary.

Final check before you deliver:

• Do your reasons match the selected ground? If not, revise.
• Do your dates line up with the rent due date rule? If not, adjust the effective date.
• Do you have proof of service ready? Prepare envelopes, door posting photos, or mail receipts.
• Do you have a clean copy for each tenant and the owner? Print and collate.

If you follow these steps, you will produce a clear, enforceable notice. You will also be ready if the tenant disputes. Good process improves your chances before an arbitrator. It also shows other residents that you enforce bylaws fairly and consistently.

Legal Terms You Might Encounter

Strata corporation means the legal body for the building or complex. It owns the common property and enforces the bylaws. On this form, the strata corporation is the party giving the notice. Make sure you use the exact legal name.

Tenant means the person or people on the tenancy agreement. They are responsible for complying with the bylaws and rules. List every tenant on the form. Each tenant must receive their own copy.

Authorized agent means a person allowed to act for the strata corporation. This could be a council member or a manager. If an agent signs, state their role and authority. This helps confirm the notice is valid.

Cause means the reason you are ending the tenancy. It must be one of the allowed reasons on the form. Examples include bylaw breaches, damage, or safety concerns. You must describe the conduct clearly and with dates.

Material breach means a serious or repeated violation of the bylaws or rules. A minor issue often will not qualify. Show how the breach affected others or property. Explain efforts to correct it, if any.

Bylaws and rules set standards for living in the strata. They cover noise, parking, pets, and use of common areas. Reference the exact bylaw or rule in your description. Attach supporting documents if you have them.

Effective date means the day the tenancy ends under the notice. It must follow the timing rules on the form. Count from when the tenant is considered to have received the notice. Build in any required days for delivery.

Service means how you deliver the notice to the tenant. The form lists acceptable delivery methods. Choose a method you can prove later. Keep records showing when and how you served it.

Proof of service means evidence that the tenant received the notice. Examples include delivery receipts or a service declaration. Write down the date, time, and method. Store this with your file.

Dispute means the tenant challenges the notice through a formal process. This can pause or affect timelines. You may need to provide evidence and attend a hearing. Save everything that supports your cause.

Remedy means a step that corrects the breach. Examples include paying for damage or stopping a behavior. Note if you gave the tenant a chance to remedy earlier. That helps show fairness and reasonableness.

FAQs

Do you need a council resolution before issuing the RTB-33s?

Check your strata’s governance practices. Many councils record a decision before issuing this notice. Keep minutes or a written resolution. Attach a copy to your internal file. You do not need to attach it to the tenant’s notice, but it helps if the notice is challenged.

Do you have to warn the tenant before serving this notice?

The form does not always require a prior warning. That said, warnings often matter. They show the tenant knew about the problem and had a chance to fix it. Keep copies of letters, emails, and notices. If the conduct is severe, you may proceed without a warning. Document why you did so.

Do you count the one-month period from the service date or the rent due date?

Follow the timing rules on the form and instructions. Many notices line up with a rental period. Count from when the tenant is considered to have received the notice. Add any deemed-delivery days for the method you use. If you are unsure, choose a later effective date to reduce risk.

Do you need to attach evidence to the notice?

You do not have to attach evidence. But it helps to reference key facts in the description. Keep your evidence in your file. Use a clear, neutral summary in the form. If a dispute happens, submit the evidence then. Avoid lengthy attachments that confuse the notice.

Do you have to serve each tenant named on the agreement?

Yes. Serve every tenant named on the tenancy agreement. If a tenant has moved out, serve the remaining tenants. If you are unsure who is on the agreement, confirm before serving. Serving only one tenant can invalidate the notice.

Do you keep collecting rent during the notice period?

Yes. Rent remains due during the notice period. Accept payments and issue receipts. Keep the account ledger accurate. If the tenant overpays, reconcile at move-out. If they underpay, note the shortfall and keep records.

Do you withdraw the notice if the tenant remedies the breach?

You can withdraw the notice if you choose. Put the withdrawal in writing and send it to all tenants. State that the tenancy continues. Keep a copy on file. If you do not withdraw, explain why the remedy was not sufficient.

Do tenants have the right to dispute the RTB-33s?

Yes. Tenants can dispute within a short window. The form explains how and when. If a dispute is filed, prepare your evidence. Respond to all communications on time. Do not engage in self-help eviction while a dispute is active.

Checklist: Before, During, and After

Before signing

• Confirm the exact legal name of the strata corporation.
• Identify the unit address and strata lot number, if used.
• Gather the tenancy agreement and any addenda.
• List all tenants on the agreement with correct spelling.
• Collect evidence of cause:
• Bylaw or rule references and copies.
• Written complaints, incident logs, or security reports.
• Photos, videos, or noise logs.
• Contractor or repair invoices and estimates.
• Warning letters and email exchanges.
• Police or emergency service file numbers, if relevant.
• Decide on the service method you will use.
• Calculate the effective date conservatively.
• Confirm who will sign and their authority.
• Draft a short, factual summary of the breach with dates.
• Prepare a service declaration form or note template for your records.

During signing

• Verify the tenant names match the tenancy agreement.
• Check the unit address, including building and unit numbers.
• Select the correct “cause” category on the form.
• Insert a clear description of the breach:
• What happened, when, and how often.
• Which bylaw or rule applies.
• What harm or impact occurred.
• Any prior warnings or remedies offered.
• Enter the effective date that meets timing rules.
• Complete the delivery section with the intended method.
• Sign and print the signer’s name and role.
• Date the notice on the day of signing.
• Number pages and list attachments, if any.
• Review for typos, blank fields, or inconsistent dates.

After signing

• • Make copies for each tenant and the file.
  • Serve the notice using an approved method.
  • Record service details: date, time, method, and who served.
  • Store proof of service with the notice copy.
  • Calendar key dates:
  • Deemed-receipt date.
  • Effective date.
  • Possible dispute window.
  • Notify your property manager and council of service.
  • Prepare your evidence package in case of a dispute.
  • If the tenant contacts you, document all communications.
  • If resolved, issue a written withdrawal and file it.
  • If not resolved, plan for move-out and inspection procedures.

Common Mistakes to Avoid

Don’t guess the effective date. Consequence: Your notice can be invalid. Build in deemed-delivery days. Align with the form’s timing rules. When in doubt, choose a later date.

Don’t use vague reasons. Consequence: The notice may be set aside. State the conduct, dates, and bylaw or rule. Avoid broad labels like “bad behavior.”

Don’t serve only one tenant. Consequence: Enforcement becomes risky or impossible. Serve every tenant named on the agreement. Keep proof for each one.

Don’t skip proof of service. Consequence: You may not prove the tenant received the notice. Use a method you can document. File receipts, declarations, and photos if needed.

Don’t let the wrong person sign. Consequence: The notice can be challenged for lack of authority. Have an authorized agent or council member sign. Include their printed name and role.

What to Do After Filling Out the Form

Serve the notice properly

• Choose a delivery method allowed by the form instructions.
• If you use mail, allow extra days for deemed receipt.
• If you use personal delivery, record who accepted it and when.
• If email or electronic delivery is allowed, confirm prior consent.
• Create a service declaration describing the method and timing.

Document everything

• File the signed original and copies served.
• Keep the tenancy agreement and all evidence in one place.
• Maintain a service log with dates, times, and methods.
• Save communications with the tenant about the notice.

Monitor timelines

• Track the deemed-receipt date and effective date.
• Note the tenant’s deadline to dispute, as stated in the form.
• Hold off on next steps until timelines have passed or a decision is issued.

Handle amendments or errors

• If you spot a material error, do not alter a served copy.
• Issue a new, corrected notice with a new effective date.
• Serve it again and withdraw the earlier notice in writing.
• Explain that the first notice is void and should be ignored.
• Keep both versions and all service records.

Manage tenant responses

• If the tenant remedies the breach and you accept it, withdraw in writing.
• If the tenant proposes conditions, confirm any agreement in writing.
• If the tenant disputes the notice, assemble your evidence quickly.
• Prepare a concise chronology, witness list, and key documents.

Coordinate move-out

• If no dispute is filed and the tenant plans to leave, confirm the date.
• Schedule a move-out inspection and document the unit’s condition.
• Collect keys, fobs, and parking passes.
• Calculate allowable deductions and return any remaining deposit promptly.
• Update access permissions and notify building staff.

If the tenant does not vacate

• Do not engage in self-help measures or change locks.
• Use the lawful process to seek enforceable orders.
• Keep communicating in writing and update your records.

Distribute copies internally

• Keep one copy in the strata’s central file.
• Provide a copy to your property manager.
• Provide a copy to the council or your designated contact.
• If counsel is assisting, send a copy with the service proof.