Form RTB-12T-PT – Residential Tenancy Branch

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

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

This form starts a formal dispute process after your tenancy has ended. You use it to ask a tribunal decision-maker to resolve issues that arose during your tenancy or at move-out. It is a structured way to request a monetary order or other past-tenancy remedies. It frames your claims, the facts, the evidence, and the outcome you want.

Former tenants typically use this form. That includes co-tenants, subtenants with standing, and authorized representatives. If you are a joint tenant, each of you can apply, or you can apply together. An advocate or agent can file it for you with your authorization.

You would need this form if you moved out and the money is still in dispute. Common examples include a security deposit that was not returned, charges you dispute, or compensation for a breach that happened before you left. You might also use it to recover illegal fees or rent paid under an illegal rent increase. If you were locked out illegally and had to pay for a hotel, you can claim those costs. If your landlord mishandled your property after move-out, you can claim losses tied to that.

Typical usage scenarios

You gave your forwarding address, and the landlord kept the deposit without a claim. You paid for repairs you believe were a landlord’s responsibility and want reimbursement. You were charged for cleaning despite proper condition inspections. You suffered a loss of quiet enjoyment and seek compensation for that loss. You paid an illegal application fee or move-in fee and want it back. In each case, the tenancy has ended, and you need a binding decision.

This form is for residential tenancies in British Columbia. It fits most private rentals, including apartments, secondary suites, and houses. It does not cover every type of housing arrangement. Before filing, confirm that your tenancy falls under the provincial tenancy law.

The form itself is not a contract. It is your formal application to the tribunal. It tells the tribunal what you want, why you want it, and how you will prove it. Once you file, you will receive a hearing date. The decision-maker will hear both sides and issue a written decision and, if granted, an order that you can enforce.

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

Use this form when the tenancy has ended and you need a decision about money or past-tenancy issues. You may have tried to resolve it directly and failed. You may not be able to reach the landlord anymore. The tribunal process is designed for these situations.

A common use is deposit recovery. You paid a security deposit and possibly a pet damage deposit. You provided your forwarding address in writing. The landlord did not return the money or did not apply to keep it on time. You can ask for the deposit back. In some cases, you can ask for double the deposit if the landlord missed the required timelines. You should include clear proof of the deposit amount and the date you gave your forwarding address.

Another example is compensation for illegal eviction or lockout. If you were forced to move early without a valid notice or order, you may have costs. You might have paid emergency moving, storage, or temporary housing expenses. You can claim those. You can also claim lost wages from time spent addressing the issue, if reasonable and supported.

You might use this form to recover rent or fees. You paid an illegal rent increase and moved out. You can ask for a refund of the unlawful portion. You paid unlawful charges such as key fees above cost, mandatory “move-in fees,” or non-permitted administrative fees. You can claim those amounts back.

Damage and cleaning disputes are common. The landlord withheld the deposit for alleged damage. You disagree with the cause or amount. You can apply to have the tribunal decide. Your move-in and move-out condition inspection reports are key here. Photographs, videos, and invoices also help.

Utility and service issues also arise. You paid utilities that the landlord was responsible for under the agreement. You can seek reimbursement with bills and proof of payment. If essential services were not provided and you suffered quantifiable loss, you can claim compensation for that loss.

Typical users are former tenants. Co-tenants and subtenants can apply if they have rights in the tenancy. Representatives can apply on a tenant’s behalf with authorization. Landlords have their own form for past tenancies. This form is for you as the tenant.

Timing matters. Most past-tenancy monetary claims must be filed within two years after the tenancy ends. Do not delay. If your claim is older than that, the tribunal may not hear it. Some remedies have shorter windows. If in doubt, file promptly and explain your dates clearly.

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

This application invokes a statutory dispute process. The decision that follows is legally binding. The tribunal has authority under provincial tenancy law to resolve residential tenancy disputes. When you file, you ask the decision-maker to issue an order. That order is enforceable.

Enforceability comes from two parts. First, the tribunal’s jurisdiction covers residential tenancy disputes. Second, the tribunal’s orders can be filed and enforced as court orders. If you receive a monetary order and the landlord does not pay, you can file it in Small Claims Court. You can then use standard collection steps, such as garnishment or seizure, as allowed by law. You do not need to re-litigate the claim.

The application itself is not binding. It is a request to the tribunal to decide. The binding part is the written decision and any order that follows the hearing. The decision sets out findings of fact and law. The order sets out what each party must do.

General legal considerations apply. The standard of proof is the balance of probabilities. You must show your version is more likely than not. Your evidence should be clear, relevant, and organized. First-hand evidence carries more weight than hearsay. Documents and photos should be legible and dated.

Service is mandatory. You must serve the landlord with the application and all evidence by the deadline on your notice of hearing. The method of service affects when service is considered complete. Plan ahead. If you use mail, add time for delivery. Keep proof of service. Without proper service, the tribunal may dismiss or adjourn your case.

Limitation periods are strict. Most past-tenancy claims expire two years after the tenancy ends. If you seek double the deposit, you must also show that you gave your forwarding address in writing and the landlord failed to act within the required time. Dates matter. Preserve emails, letters, and receipts that show key dates.

The tribunal’s jurisdiction has limits. It can award monetary remedies tied to tenancy rights and obligations. It does not hear personal injury claims. It does not decide human rights claims, though the facts may overlap. It does not award general damages for stress, except as part of a tenancy remedy like loss of quiet enjoyment. It does not award punitive damages. It can award your filing fee if you succeed.

You have a duty to mitigate loss. If you suffered financial loss due to a breach, show that you took reasonable steps to reduce your loss. For example, if you were locked out, show that you sought prompt, reasonable temporary housing. Keep receipts and explain your choices.

Orders are final unless reviewed. If you disagree with a decision, you may ask for a review if limited grounds exist. That is a separate process with strict deadlines. Otherwise, compliance is expected. Non-compliance can lead to enforcement in court.

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

Follow these steps to complete and file the form correctly.

1) Confirm your eligibility

• Make sure your tenancy falls under provincial residential tenancy law.
• Confirm the tenancy has ended. This form is for past tenancies only.
• Check timelines. File within two years of the tenancy end date. If you seek double the deposit, ensure you give your forwarding address in writing and note the date.

2) Gather your information and evidence

• Tenancy agreement, addenda, and any amendments.
• Move-in and move-out condition inspection reports.
• Receipts for deposits paid and rent paid.
• Proof you gave your forwarding address in writing, and when.
• Communications with the landlord (emails, texts, letters).
• Photos and videos of the rental condition and date stamps.
• Invoices, quotes, and receipts for costs you claim or dispute.
• Utility bills and proof of payment, if relevant.
• Witness statements, with names and contact details.
• A calculation sheet showing each amount claimed and how you reached it.

3) Complete the Applicant section (you)

• Enter your full legal name. Use the same spelling as on the tenancy agreement.
• Provide your mailing address, email, and phone number. This is where the tribunal will send notices.
• If you are applying with co-tenants, list each applicant with full details.
• If a representative will handle the file, provide their name and contact details. Confirm they have your written authorization.

4) Complete the Respondent section (landlord)

• Name each landlord respondent. Use the legal name(s). If it is a company, use the company’s legal name.
• If there is a property manager or agent, list them if they are a respondent. If not, include them as an address for service if allowed.
• Provide the landlord’s address for service. Use the service address in the tenancy agreement if available. If not, use the best-known mailing address.
• Include email or fax only if the landlord agreed to receive documents that way in writing.

5) Identify the rental unit and tenancy details

• List the full civic address of the rental unit. Include the unit number and the postal code.
• Enter the tenancy start date and end date. Use exact dates.
• State the monthly rent, due date, and any rent changes during the tenancy.
• State the security deposit and pet damage deposit amounts and the dates paid.
• Indicate if condition inspections were done at move-in and move-out. If not, explain why.

6) Confirm this is a past-tenancy application

• Check the “past tenancy” box.
• Enter your actual move-out date.
• Enter the date you gave your forwarding address in writing. Attach proof (email, letter, text).

7) Select the issues and remedies you seek

• Choose “monetary order” if you seek money. This is the most common remedy.
• If you seek the return of a security or pet damage deposit, check that option and state the amount.
• If you seek double the deposit due to missed timelines, check that option. State why the landlord is liable for double the deposit. Provide the date you gave your forwarding address.
• If you seek a refund of illegal rent increase or fees, identify the period and total amount.
• If you seek compensation for loss of quiet enjoyment, identify the events, dates, and impact.
• If you seek costs due to an illegal lockout or improper notice, list actual expenses with receipts.
• If you seek reimbursement of your filing fee, check that option.

8) State the facts clearly

• Use a simple timeline. List key events with dates. For example: “June 1: paid $1,000 deposit. Sept 30: moved out. Oct 2: emailed forwarding address. No response.”
• Explain what happened, what should have happened, and the impact on you.
• Keep it factual. Avoid opinions. Focus on who, what, when, where, and how.

9) Provide your monetary calculation

• Break down each amount you claim. For example:
• Deposit refund: $1,000
• Double deposit (if applicable): $1,000 additional
• Illegal fee refund: $150
• Temporary hotel after lockout: $220 (two nights at $110)
• Storage: $60
• Filing fee: enter the fee amount
• Show how you arrived at each total. Attach invoices and receipts.

10) List your evidence

• Create an evidence list. Number each item. Example: “A1 Tenancy Agreement (5 pages). A2 Move-in Inspection Report (3 pages).”
• Use clear file names and page numbers. Put your case number on each page if available.
• Highlight relevant parts of long documents. Avoid duplicates.
• Ensure all photos and videos are dated. Provide a short description.

11) Identify witnesses (if any)

• List each witness’s name and how they will attend (phone or video).
• Provide a one-line summary of their evidence.
• If a witness cannot attend, include a signed statement and explain why they cannot attend.

12) Request interpreter or accommodation (if needed)

• State your language needs. Request an interpreter if required.
• Note any disability-related accommodations. Be specific.

13) Provide scheduling preferences

• State the times you are unavailable on the hearing date range, if the form allows.
• Provide a reliable phone number and email for contact during the hearing.

14) Review jurisdiction and remedy fit

• Confirm each remedy is within the tribunal’s power. Past-tenancy cases usually involve monetary remedies, not possession.
• Remove claims that fall outside residential tenancy law. For example, personal injury claims belong in court.

15) Sign and date the application

• Certify that the information is true. False statements can affect your case.
• If you are a representative, confirm your authority and sign in that capacity.

16) Pay the application fee

• Pay the required fee using an accepted method.
• Keep proof of payment. You can ask the decision-maker to order reimbursement if you win.

17) Submit your application

• Submit the complete form with supporting documents. Follow the form’s submission instructions.
• Keep a full copy of everything you submit, including attachments.

18) Serve the landlord

• Serve the application, the notice of hearing (when issued), and all evidence on each respondent.
• Use an approved method of service. Options commonly include personal delivery, leaving at the address for service, mail, or other approved methods.
• Service timing depends on the method. Mail takes longer. Build in extra days.
• Keep proof of service. Examples include a delivery receipt, mailing receipt, affidavit of service, or a signed acknowledgment.

19) File proof of service (if required)

• Complete a proof of service document if the tribunal requires one.
• Attach your supporting proof (receipts, tracking, photos of delivery).

20) Meet your evidence deadline

• The notice of hearing sets evidence deadlines. Serve and file your evidence by that date.
• If you miss the deadline, ask for permission to file late. Be ready to explain the delay.

21) Prepare your hearing package

• Organize your evidence in order. Use tabs or a table of contents.
• Prepare a short opening. State what you want and why.
• Prepare a brief witness plan. Know who will speak to which issue.

22) Attend the hearing and present your case

• Be ready on time with a quiet space and a strong connection.
• Speak to your timeline and remedies. Refer to your evidence by number and page.
• Ask for your filing fee to be reimbursed. Ask for a double deposit if applicable by law. Explain the dates that support it.

23) After the decision

• Read the decision and order carefully. Note any compliance deadlines.
• If you receive a monetary order and it is not paid, file it for enforcement in Small Claims Court.
• Keep all records until the matter is fully resolved.

Practical tips for stronger applications:

• Keep sentences short and facts precise. Decision-makers value clarity.
• Anchor every claim to a document or a date. Avoid general statements.
• Use the move-in and move-out inspection reports to prove the rental condition.
• For deposit disputes, your forwarding address proof is critical. Highlight it.
• For illegal fee claims, attach the part of the agreement and the receipts.
• For loss of quiet enjoyment, describe the impact and quantify losses where possible.
• Be realistic in your claim amounts. The tribunal awards proven, reasonable losses.

Using the RTB-12T-PT keeps your past-tenancy claim organized and timely. It signals to the landlord and the tribunal that you have clear facts, clear remedies, and proper evidence. With a complete application, you improve both the pace and the quality of the hearing.

Legal Terms You Might Encounter

• Past tenancy means your tenancy has already ended. You moved out, and no one lives there under your rental agreement. You use RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy when the dispute arose after you left, or you discovered it after moving.
• Dispute resolution is the formal process to resolve rental disagreements without going to court. You ask a decision-maker to review your claim and evidence. RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy is how you start that process for past-tenancy issues.
• Monetary order is an official decision that says one party must pay money to the other. In this form, you ask for a monetary order for amounts like unpaid deposit returns, damages, or compensation. If the decision-maker grants it, you can enforce it if the other party does not pay.
• Security deposit is the amount you paid at the start of the tenancy as security for damage or unpaid rent. In a past-tenancy claim, you often seek its return, plus any allowable interest. You should state the deposit amount, the date paid, and whether any part was returned.
• Pet damage deposit is a separate deposit you paid if you had a pet. If you seek this deposit back, list the amount and the date paid. Attach proof of payment and any move-in and move-out inspection reports.
• Notice of hearing is the official document that sets your hearing date and time. After you file RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy, you receive this notice. You must serve it, along with your application and evidence, on the other party within the required timelines.
• Service (or serving documents) means delivering documents to the other party in an approved way. Proper service ensures the other side knows about your claim and the hearing. Inadequate service can delay or dismiss your application.
• Evidence is the information and documents you rely on to prove your claim. Typical evidence includes the tenancy agreement, inspection reports, photos, receipts, bank statements, texts, emails, and witness statements. With RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy, you submit evidence and share it with the other party by the deadline in your notice.
• Limitation period is the deadline to start a claim. For past-tenancy applications, do not wait. If you file late, your claim may be refused. Check your dates and file as soon as you discover the issue.
• Remedy is what you ask the decision-maker to order. In this form, common remedies include return of deposits, compensation, or a monetary order for specific losses. List each remedy clearly and show how you calculated each amount.

FAQs

Do you qualify to use RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy if you have already moved out?

Yes. This form is designed for disputes after your tenancy ends. Use it if you seek deposit returns, compensation for losses discovered after moving, or other monetary claims tied to your former tenancy. If you still live at the unit, use a current-tenancy application instead.

Do you need to file within a specific time after moving out?

Yes. You must file within the applicable limitation period. Act quickly once you realize there is a problem. Waiting too long can bar your claim, even if it has merit.

Do you need the landlord’s current address to file?

You need enough detail to serve the landlord or agent. The service address is critical. If you do not know it, check your tenancy agreement, emails, texts, or past receipts. Consider the last known business address. Without valid service, your hearing may be adjourned or dismissed.

Do you need to attach evidence when you file?

You can file the application first and submit evidence by the deadline in your notice of hearing. Do not wait until the last minute. Gather core documents early: the tenancy agreement, deposit receipts, inspection reports, and communications. Submit clear, organized evidence and share it with the other party by the stated timeline.

Do you have to attend the hearing if you filed RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy?

Yes. You must attend by the method listed in your notice of hearing. If you do not attend, your application may be dismissed. If you need a different date or an accommodation, request it as early as possible and provide reasons.

Do you need to calculate interest on your deposit?

If you seek deposit interest, you need to show your calculation. Include the deposit amount, dates paid and returned, and any interest rules that apply. If unsure, provide the dates and amounts and ask the decision-maker to calculate it. Attach proof of payment and return.

Do you file a separate application if more than one former tenant is owed money?

You can file a single application if you and the other tenants seek the same remedies from the same landlord. List all applicants and their contact details. Each applicant should sign. If you file separately, your claims could be heard together or separately, depending on the circumstances.

Do you have to serve the landlord with everything you plan to rely on?

Yes. Serve the application, the notice of hearing, and all evidence you plan to use by the deadline. Keep proof of service. If you fail to serve something, the decision-maker may refuse to consider it or adjourn the hearing, which delays your outcome.

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

Before signing

• Confirm this is a past-tenancy dispute. You must have moved out.
• Identify what you want. For example: return of deposits, compensation for losses, or a monetary order.
• Gather party details:
• Your full legal name and contact information.
• Landlord’s or agent’s full legal name and service address.
• Business name, if the landlord is a company or property manager.
• Collect tenancy facts:
• Rental unit address.
• Move-in and move-out dates.
• Monthly rent and payment method.
• Names of all tenants on the agreement.
• Assemble proof of deposits:
• Security deposit amount and date paid.
• Pet deposit amount and date paid.
• Receipts or bank statements showing payment.
• Any receipt or statement showing a deposit return or deduction.
• Evidence of the condition of the unit:
• Move-in inspection report.
• Move-out inspection report.
• Photos or videos with dates.
• Repair invoices or estimates.
• Communications:
• Emails or texts with the landlord or agent.
• Letters or notices are exchanged at the end of the tenancy.
• Money and loss calculations:
• An itemized list of each amount you claim.
• Calculation notes for each item and any interest sought.
• Supporting documents for each claimed amount.
• Prior orders or agreements:
• Any settlement agreements or prior decisions about this tenancy.
• Scheduling:
• Dates you cannot attend a hearing.
• Phone and internet access if the hearing is by phone or online.
• Accessibility or interpreter needs:
• Note any accommodation or interpretation you will request.

During signing

• Verify the correct form: RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy.
• Check applicant information:
• Your full legal name matches your ID.
• Include all co-applicants, if any, and their signatures.
• Check respondent information:
• Full legal name of the landlord or agent.
• Service address is complete and deliverable.
• Confirm tenancy details:
• Correct rental address, rent amount, and dates.
• Correct deposit amounts and payment dates.
• Review your claims:
• Each remedy you seek is clearly listed.
• Each amount claimed is exact and supported by evidence.
• Dates and events align with your documents.
• Attachments:
• Reference your evidence list or index if required.
• Include key documents or note that you will submit them before the deadline.
• Declarations:
• Read each certification and declaration.
• Sign and date. Ensure every applicant signs.

After signing

• Filing:
• File the completed form with the dispute resolution office by your chosen method.
• Pay the filing fee, if required, or submit any fee reduction or waiver request.
• Keep your filing confirmation and receipt.
• Notice of hearing:
• Watch for the notice of hearing with date, time, and instructions.
• Add deadlines for serving documents and submitting evidence to your calendar.
• Service:
• Serve the landlord or agent with your application, notice of hearing, and evidence.
• Use an approved service method and meet the deadline.
• Keep detailed proof of service for each item.
• Evidence management:
• Organize a single, paginated evidence package.
• Include an index and label exhibits clearly.
• Prepare a brief timeline and summary of your claims.
• Hearing prep:
• Prepare your opening summary (2–3 minutes).
• List key facts you must prove and the documents that prove them.
• Arrange for witnesses and gather their statements.
• Storage:
• Save a full copy of your filed application and all evidence.
• Store proof of service and your hearing notice in one place.
• Back up digital files in more than one location.

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

• Don’t forget to provide service. Missing or late service can sink your claim. The decision-maker may dismiss or adjourn your hearing. Always use an approved method and keep solid proof.
• Don’t round or estimate your claim amounts. Vague numbers weaken your case. If you cannot verify an amount, don’t claim it. Use receipts, statements, and clear calculations.
• Don’t ignore inspection reports. If you claim a deposit return, inspection reports matter. If you refuse or miss an inspection, the other side may rely on that. Gather any inspection records and photos to support your position.
• Don’t leave out the landlord’s legal name. Serving the wrong entity causes delays. Check the tenancy agreement, rent receipts, and any correspondence. Use the correct legal or business name and the right service address.
• Don’t submit jumbled evidence. Scattered files and unlabeled photos are hard to follow. Create a clean timeline and label each exhibit. Number pages and include an index.

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

File your application

• Submit the completed RTB-12T-PT – Tenant’s Application for Dispute Resolution Past Tenancy to the dispute resolution office.
• Pay the filing fee or request a fee reduction or waiver if available.
• Save your confirmation number and any receipts.

Watch for your notice of hearing

• You will receive your hearing date, time, and access instructions.
• Note your deadlines for service and evidence submission.

Serve the other party

• Serve the landlord or agent with the application, the notice of hearing, and your evidence.
• Use an approved service method and meet the timelines noted on your notice.
• Keep detailed proof of service for each delivery.

Organize and submit your evidence

• Prepare a clear, paginated evidence package. Include an index.
• Submit your evidence to the dispute resolution office if required by a set deadline.
• Serve the same evidence to the other party. Keep proof.

Prepare for the hearing

• Develop a short opening that states what you want and why.
• Create a timeline with key dates and amounts.
• Line up witnesses. Provide their statements early, if possible.
• Test your phone or online connection before the hearing.

Consider settlement

• You can resolve the dispute at any time before a decision.
• If you settle, put the terms in writing and notify the decision-maker.
• You may withdraw your application. Confirm the withdrawal is processed.

Request changes if needed

• If you made a mistake on your filed application, request an amendment as soon as possible.
• Explain what needs to change and why.
• Serve any amended documents on the other party and keep proof.

Attend the hearing

• Be ready early and have your documents open.
• Answer questions directly. Refer to page numbers in your evidence.
• Take notes of any directions or deadlines given during the hearing.

After the hearing

• Watch for the written decision.
• If you receive a monetary order in your favour, follow the stated steps to collect.
• Calendar any post-decision deadlines noted in the order.

Store your records

• Keep a complete set of your application, evidence, proof of service, hearing notice, and the decision.
• Save both digital and physical copies in secure locations.

Stay on top of timelines

• If the decision includes steps you must take by a date, act early.
• Missing a post-decision deadline can affect collection or enforcement.