RTB-12L-DR – Landlord’s Application for Dispute Resolution by Direct Request

Jurisdiction: Canada | Province: British Columbia

What is an RTB-12L-DR – Landlord’s Application for Dispute Resolution by Direct Request?

This form lets a landlord ask for an order without a hearing. It targets clear, document-based situations. It focuses on unpaid rent or utilities, and some agreed-upon move-out failures. An arbitrator reviews your documents and makes a decision. You do not attend a hearing unless the tenant properly responds. The goal is a faster order of possession and a monetary award.

You use this form when a tenant failed to pay on time and did not dispute. It relies on simple facts you can prove on paper. For example, the rent due date, the amount due, and the notice you served. It is not for complex misconduct or damage claims. Those need a standard hearing process.

Landlords and their agents typically use this form. Property managers use it often because rent issues repeat. Lawyers and paralegals also use it for speed and efficiency. It applies only to residential tenancies in British Columbia. It does not apply to commercial leases.

You would need this form if a tenant missed rent and ignored your notice. You want a binding order to end the tenancy and recover unpaid rent. You can also use it if the tenant agreed in writing to move out and did not. The process avoids a live hearing when your proof is straightforward. It saves time and reduces the risk of delay.

Typical usage scenarios

You served a 10 Day Notice for Unpaid Rent or Utilities. The tenant did not pay within the short response period. They did not apply to dispute. You apply by Direct Request to get an order of possession and a monetary order. Another common scenario is a signed mutual move-out agreement. The date arrives. The tenant does not vacate. You apply for an order of possession based on that agreement. In each case, you attach clear documents that show the facts. The arbitrator decides on the paper record.

The process is strict about documents and service. You must show a valid notice. You must show the correct service of that notice. You must show the amount owing and the rent due date. Your documents must match. Dates and amounts must be precise. If everything is in order, the decision can be issued without delay. If the tenant contests with proof, the authority may schedule a hearing.

When Would You Use an RTB-12L-DR – Landlord’s Application for Dispute Resolution by Direct Request?

Use this form after a tenant fails to pay rent or utilities and does not dispute your notice. You first serve a proper 10 Day Notice for Unpaid Rent or Utilities. The tenant has a short window to respond. If they do nothing, Direct Request becomes available. You then proceed with an order of possession and a monetary order. The Direct Request route only works if the tenant did not pay or dispute within the set time.

You also use this form when you and the tenant sign a mutual move-out agreement. The agreement sets a fixed move-out date. The tenant stays beyond that date. You can apply for an order of possession by Direct Request. You must attach the signed agreement and proof of service of your application package. The decision-maker will review the agreement and the dates. If the agreement is clear, the order can be issued.

Use it if a rent payment bounced or was reversed. A returned payment counts as unpaid rent. The same applies if the tenant stopped payment on a cheque. You must show bank proof of the return. You then treat it as unpaid rent and support your notice. The Direct Request application can include that proof.

Do not use this form for other notices. It is not for ending a tenancy for cause. It is not for the landlord’s use of the property. It is not for renovation or conversion notices. Those require a standard hearing. It is also not for claims that need testimony or complex evidence. For example, chronic late payment without an unpaid balance is not a fit. Noise complaints or damage claims also need a hearing.

Typical users include small landlords, property managers, and counsel. Small landlords use it to keep arrears under control. Managers use it to enforce rent discipline across portfolios. Counsel use it to move fast where the facts are clear. In each case, success turns on your documents. If your paper trail is clean, the process is efficient.

Timing matters. You must apply within set timelines. Act promptly after the tenant’s response window closes. The longer you wait, the higher the risk. Rent accrues. The tenant may try to pay partially or dispute the late payment. Do not delay if you want a quick, enforceable order.

Legal Characteristics of the RTB-12L-DR – Landlord’s Application for Dispute Resolution by Direct Request

A Direct Request decision is legally binding once issued. The order has the same force as an order made after a hearing. The decision-maker acts under the residential tenancy law. The order of possession allows you to recover the rental unit. The monetary order confirms the debt. You can enforce both through the courts if needed.

Enforceability rests on a few pillars. First, jurisdiction. The authority has power over residential tenancies in British Columbia. Second, proper service. You must serve the notice of end of tenancy correctly. You must also serve the Direct Request package as instructed. Deemed service timelines apply. Keep proof for each service step. Third, adequate evidence. You must include the tenancy agreement, your notice, service proof, and a clear rent ledger. The arbitrator relies on documents. If the record is complete, the order stands.

An order of possession lets you hire a court bailiff to enforce. Do not remove a tenant yourself. Self-help eviction is not allowed. A court bailiff carries out the eviction if the tenant does not leave. A monetary order can be filed in court. You can enforce it as a court judgment. Collection options include garnishment and asset seizure, subject to exemptions.

There are legal checks built into the process. The tenant has a right to respond within the set time. They can provide evidence or request a hearing. If they raise a genuine dispute, the case may shift to a full hearing. There is also a review process for certain errors. Strict timelines apply to reviews. Follow the instructions on the decision if a review arises.

Accuracy is critical. Wrong dates or amounts can lead to dismissal. A notice that claims the wrong rent can be invalid. Service mistakes can derail the application. Make sure names match the tenancy agreement. Use the unit’s legal address. Include full postal codes. Check that all pages of your notice and agreement are legible.

Privacy law applies to your evidence. Redact bank account numbers beyond the last four digits. Do not include social insurance numbers. Limit personal data to what is necessary. You may include photos of posted notices if you used that method. Avoid photos that reveal unrelated personal items.

Finally, costs. You pay an application fee when you file. You can ask to add that fee to your monetary order. If granted, the tenant owes that amount as part of the decision. You cannot claim extra costs in this process beyond what the law allows.

How to Fill Out a RTB-12L-DR – Landlord’s Application for Dispute Resolution by Direct Request

Start by confirming your case fits Direct Request. Your grounds must be unpaid rent or utilities, or a clear mutual move-out agreement. The tenant must have missed the response deadline. If you are unsure, review your notice and dates. If the tenant filed a dispute in time, do not use this form.

Gather your documents before you start. You will need the signed tenancy agreement. You will need the 10 Day Notice for Unpaid Rent or Utilities if that is your ground. You must include proof of service of that notice. You need a rent ledger that shows the balance owing. If a payment bounced, include the bank return document. If your ground is a mutual move-out agreement, include the signed agreement. Include proof of the agreed move-out date. Make sure each document is complete and readable.

Complete the applicant section with your legal name. If the property is owned by a company, use the company’s full legal name. If an agent or property manager applies, include your written authority to act. List a reliable email and phone number. The authority will contact you at these details.

Enter the respondent tenant’s full legal name. Use the spelling from the tenancy agreement. If there are multiple tenants, list each one. A missing tenant can delay enforcement. Include the full rental unit address, including unit number and postal code.

Provide tenancy details. State the tenancy start date. Indicate if it is a monthly, weekly, or another periodic term. For a fixed term, note the end date and if it rolls to a period. State the monthly rent, the due date, and what utilities the tenant must pay. If utilities are billed separately, explain how and when they are due.

Identify your grounds for Direct Request. Choose the 10 Day Notice for Unpaid Rent or Utilities if applicable. Enter the date you served the notice and the method of service. Enter the effective date shown on the notice. Confirm the amount of rent or utilities that were unpaid at that time. If your ground is a mutual move-out agreement, enter the agreement date and move-out date. Confirm that the tenant did not vacate.

Set out the remedies you want. Usually, you want an order of possession and a monetary order. An order of possession ends the tenancy and sets a move-out date. Request possession as soon as allowed. You may also request a monetary order for unpaid rent or utilities. Include the amount owing up to the filing date. Itemize the application fee if you want it added. If you had a returned payment fee under the agreement, list it. Keep every amount tied to the agreement and the law.

Attach your evidence in a logical order. Begin with the tenancy agreement. Add the 10 Day Notice next. Then add your proof of service of that notice. Include the rent ledger that shows all charges and payments. Show every month from the start of arrears to the present. Add bank documents for any returned payments. If using a mutual move-out agreement, attach the signed agreement and any related emails or letters. Use a clear index. Label each document as Exhibit A, B, C, and so on. Paginate the bundle.

Fill out the declaration and signature section. Certify that your information is true and complete. Sign and date the form. If you sign as an agent, print your name and title. False or misleading information can lead to dismissal. It can also affect costs and future applications.

Submit the application and pay the fee. Keep your payment receipt. You will receive a Direct Request package after filing. The package includes instructions and a deadline to serve the tenant. Read that deadline carefully. Service rules are strict. Missing the service deadline can end your application.

Serve the tenant with the full Direct Request package and all evidence. Follow approved service methods. Personal service is safest when possible. If you use mail or another approved method, note the deemed service dates. Mark the date and time of service. Take photos if you post documents as allowed. Keep delivery receipts. Do not serve by email unless there is written consent for email service.

Complete the Proof of Service declaration. State who served, how, where, and when. Identify each tenant served. Attach delivery receipts or photos. File the Proof of Service by the deadline in your package. If you do not, the application may be dismissed.

Wait for the decision. The tenant may file a response within the set time. If they do not, the arbitrator will decide on your documents. If the tenant raises a valid issue, you may receive a notice of hearing. Be ready to attend if that happens. If the decision is in your favour, read it carefully. It will set the move-out date for possession. It will list the amounts awarded and who pays.

Enforce the order if needed. If the tenant does not leave by the date, contact a court bailiff. Provide the order of possession. The bailiff will schedule the eviction. Do not change locks or remove property yourself. For the money award, file the monetary order in court. Begin collection using the court’s enforcement tools. You can also negotiate a payment plan if practical.

Avoid common mistakes. Do not claim amounts that are not due yet without a basis. Do not include late fees not allowed by the agreement or law. Do not round dates or amounts. Do not skip pages of the tenancy agreement. Do not rely on text messages without context. Always back claims with clear, dated documents.

Maintain a complete file. Keep copies of everything you submit and serve. Keep a service log with dates, times, and methods. Keep receipts and bank records. Good records reduce risk and speed decisions.

If something changes after filing, update the authority at once. For example, if the tenant pays in full, say so. If you regain possession, say so. You can adjust your remedies or withdraw if resolved. Being accurate protects your credibility.

With a clean file and timely service, Direct Request works well. You can secure possession and a monetary order quickly. Focus on precision, proof, and deadlines. That is the path to an enforceable decision.

Legal Terms You Might Encounter

• Direct Request means a streamlined review without a live hearing. With this form, you ask an arbitrator to decide based on documents alone. You use it only for specific unpaid rent situations.
• Order of Possession is the decision that sets a move-out date. You ask for it on this form when rent remains unpaid and the notice period has passed. It lets you recover possession of the rental unit.
• Monetary Order is a decision for money owed. On this form, you request the unpaid rent amount. You may also request the filing fee, if allowed, be added to the order.
• 10-Day Notice to End Tenancy for Unpaid Rent or Utilities is the eviction notice for non-payment. The details on that notice must match this application. You include a copy and proof of service with your form.
• Proof of Service shows how and when you served the 10 Day Notice. It can be a declaration, delivery receipt, or detailed log. This form relies on that proof to confirm timelines were met.
• Deemed Service is the date the law treats the notice as received. It depends on the method you used to serve it. You need the deemed date to confirm when the five-day response period ended.
• Rent Ledger is a clear record of rent charges and payments. It should show each month the due date, amounts paid, and the running balance. Attach a ledger with this form to support your claim.
• Applicant is you, the landlord or agent applying. Your contact details and authority must be accurate. If you act as an agent, confirm you can sign and file for the landlord.
• Respondent is the tenant or tenants you name on the form. Include full legal names as on the tenancy agreement. A decision may be unenforceable if you list the wrong party.
• Declaration is the statement you sign confirming your evidence is true. On this form, accuracy matters. False or incomplete information can lead to refusal or a set-aside later.

FAQs

Do you qualify to use Direct Request?

You qualify only for clearly defined unpaid rent claims tied to a valid 10 Day Notice. The tenant must not have paid or disputed within five days of service. If you mix in other issues, a standard hearing may be required instead.

Do you need to attach the tenancy agreement?

Yes. Include a complete copy if available. It proves the parties, the rent amount, the rent due date, and the terms about utilities and payment. If you do not have it, supply other proof of the agreed rent and explain the gap.

Do you include late fees or other charges in the Monetary Order?

No. Direct Request focuses on unpaid rent. Exclude late fees, lock change costs, cleaning, damages, or future rent. Adding them can delay or derail the application. You can pursue other items in a separate claim.

Do you need a rent ledger if you also attach bank records?

Yes. A clear ledger helps the arbitrator follow the numbers quickly. Bank records alone rarely show what period a payment covered. Cross-reference deposits in your ledger to avoid confusion.

Do you count weekends and holidays when calculating the five-day response period?

You count calendar days, but service rules can adjust the start. Use the deemed service date based on your method. Then count five clear days. Apply the correct timeline before you file this form.

Do you need to serve the tenant with your RTB-12L-DR application?

Follow the instructions you receive after filing. Direct Request often proceeds without serving the application package. If it converts to a participatory process, you will get serving directions and deadlines.

Do you apply if the tenant made a partial payment?

Yes, if arrears remain and the five days have passed. Your ledger should show all payments and the current balance. The arbitrator will consider the updated amount and may adjust any order.

Do you file one application for multiple tenants on the same tenancy?

Yes. List all tenants named on the tenancy agreement as respondents. Use the same file for that rental unit and tenancy. This helps avoid conflicting outcomes and enforcement issues.

Checklist: Before, During, and After the RTB-12L-DR – Landlord’s Application for Dispute Resolution by Direct Request

Before signing: Information and documents you need

• Tenancy details: full legal names of all tenants, unit address, and contact info.
• Landlord or agent details: full name, mailing address, phone, and email.
• Tenancy start date and rent due date (for example, first of each month).
• Rent amount and payment frequency.
• Copy of the signed tenancy agreement and any addenda.
• Copy of the 10 Day Notice, fully completed and dated.
• Proof of service of the 10 Day Notice with method and service date.
• Calculated the deemed service date based on the method used.
• Calendar count showing five clear days after deemed service.
• Rent ledger from move-in to today, with running balance.
• Copies of payment proofs: e-transfers, receipts, and returned cheques.
• Any written communications about non-payment or promises to pay.
• Statement of the amount you seek in unpaid rent.
• Decision on whether to claim the filing fee as part of the order.
• If an agent signs, proof of authority to act for the landlord.
• Any prior dispute file numbers related to this tenancy.
• Confirm that you are not adding non-rent items to this application.
• If applicable, a request for a fee waiver and required financial details.

During signing: Sections to verify

• Names of tenants match the tenancy agreement exactly.
• Unit address and landlord details are complete and correct.
• 10 Day Notice issue date, service method, and service date align.
• The deemed service date is correct for the method used.
• Rent ledger math: opening balance, each month’s charge, and payments.
• Total arrears equals what you ask for in the Monetary Order.
• You are not including late fees or damages.
• You are requesting the correct remedy: Order of Possession and unpaid rent.
• The attached documents are legible and labeled.
• The declaration is signed and dated by the proper person.
• Contact details for you or your agent are current.
• Page numbers and document list match the attachments.

After signing: Filing, notifying, and storing

• File the form through the accepted submission channels.
• Pay the filing fee or submit your fee waiver request.
• Keep stamped or electronic proof of filing and payment.
• Do not serve the tenant unless directed in your filing confirmation.
• Watch for messages requesting more details or setting deadlines.
• If directed, serve any packages as instructed and keep service proof.
• Store a complete copy of everything you filed in one folder.
• Calendar key dates: any evidence deadlines and the decision timeline.
• If you receive a decision, follow the service and enforcement instructions.
• Keep the order, proof of service of the order, and your ledger for records.

Common Mistakes to Avoid RTB-12L-DR – Landlord’s Application for Dispute Resolution by Direct Request

• Using Direct Request for the wrong issue
• Don’t apply by Direct Request for anything beyond unpaid rent tied to a 10 Day Notice. Consequence: your application may be refused or shifted to a full hearing, causing delay.
• Improper or unproven service of the 10 Day Notice
• Don’t forget that the method and date of service must be valid and proven. Consequence: dismissal because the five-day response period cannot be confirmed.
• Mismatched dates and numbers
• Don’t list a service date or arrears total that conflicts with your evidence. Consequence: credibility problems, reduced award, or refusal.
• Including late fees or damage claims
• Don’t mix non-rent items into the Monetary Order request. Consequence: processing delay, partial refusal, or conversion to a different process.
• Missing or weak rent ledger
• Don’t rely only on bank statements or memory. Consequence: the arbitrator may reject the claim for lack of clear proof.
• Leaving out a tenant or using the wrong names
• Don’t shorten or misspell legal names from the agreement. Consequence: an order may be hard to enforce or may not apply to all occupants.
• Unsigned or undated declaration
• Don’t submit the form without a proper signature and date. Consequence: the filing can be rejected, and you lose time.

What to Do After Filling Out the Form RTB-12L-DR – Landlord’s Application for Dispute Resolution by Direct Request

File the application

• Submit the completed form with all attachments. Pay the filing fee or include your fee waiver request.
• Keep confirmation of filing. Save the receipt and a copy of the form and evidence.

Monitor for instructions

• Watch for emails or letters with the next steps. Respond quickly to any requests for more information.
• If the file converts to a participatory process, note new deadlines and serving requirements.

Serve documents only if told to

• Do not serve the tenant with the application unless instructed.
• If directed to serve, follow the approved methods and timelines. Keep proof of service for each respondent.

Update your ledger

• Continue to track payments after you file. If the tenant pays, update your balance.
• Be ready to provide an updated total if asked.

Prepare for possible outcomes

• If the arbitrator issues an Order of Possession, read the move-out date and service directions. Serve the order as instructed and keep proof.
• If you receive a Monetary Order for unpaid rent, store it with your tenancy records. Consider your collection options if payment does not follow.

Fix mistakes promptly

• If you spot a clerical error after filing, contact the authority promptly for options. You may be able to correct or amend limited items.
• If the error is serious, consider withdrawing and refiling correctly. Track any timelines that could affect your rights.

Keep organized records

• Maintain a complete file: application, evidence, confirmations, orders, and proof of service.
• Use clear labels and dates. This supports enforcement and any future reviews.

Plan next steps if the tenant pays or moves

• If the tenant pays all arrears before a decision, note it and inform the authority if required.
• If the tenant moves out, update your claims. Unpaid rent may continue to the move-out date. Do not add damage claims here.

Track deadlines

• Calendar every deadline you receive after filing. Missing one can end your application or reduce your remedies.
• Set reminders a few days in advance to avoid last-minute issues.

Stay consistent

• Ensure every detail you provide matches across the form and evidence. Consistency speeds review and strengthens your case.