RTB-12L-EXH Landlord’s Application for Dispute Resolution Expedited Hearing

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

What is an RTB-12L-EXH – Landlord’s Application for Dispute Resolution Expedited Hearing?

This is the Residential Tenancy Branch form you use to ask for an urgent hearing. You use it when a normal dispute hearing wait time would cause serious harm. The harm could be to people, property, or your legal rights. The form lets you request faster scheduling and focused remedies.

You use this form if you are a residential landlord in British Columbia. That includes owners, property managers, and agents with written authority. It does not apply to commercial tenancies. It does not apply to strata bylaw hearings or civil disputes outside the Residential Tenancy Branch.

You file this form when something cannot wait. Examples include immediate risks to health or safety. They also include ongoing significant property damage or illegal activity. You might also need it if a key legal deadline will pass before a regular hearing. For example, you gave a valid notice to end the tenancy, and the end date is days away. A normal hearing might be too late to prevent loss.

Typical scenarios

You discover an active flood, but the tenant denies access to shut the water off. You receive credible reports of violence or threats in the unit. You learn of dangerous drug production or significant fire hazards. You see major damage happening now, like smashed windows and broken doors. You need an urgent access order to restore heat in winter. You need an order of possession before further damage occurs. These are the kinds of problems this form targets.

You do not use this form for routine rent disputes. You do not use it only to speed up a normal claim. Rent arrears alone usually do not qualify for expedited scheduling. The Branch reserves expedited hearings for immediate and serious matters. Your job is to show why the delay would cause real harm.

The form has two functions. First, it starts a dispute resolution proceeding. Second, it asks the Branch to set the hearing date sooner than usual. You must explain the urgency with facts and evidence. If the Branch accepts the request, the hearing will be scheduled on short notice. If it does not, your file may proceed on a standard timeline.

A successful application can lead to binding orders. These include orders of possession, access orders, compliance orders, and monetary orders. The arbitrator can tailor remedies to the situation. The goal is to prevent harm, stop ongoing breaches, and protect the tenancy or the property.

When Would You Use an RTB-12L-EXH – Landlord’s Application for Dispute Resolution Expedited Hearing?

You would use this form when waiting would create an unacceptable risk. Picture a tenant who has changed the locks and denies access. A pipe bursts, and water is flowing into the lower units. You need an immediate access order to stop the flood and prevent further loss. An expedited hearing is necessary because each hour causes new damage.

Consider a tenant who threatens a neighbor with violence. Police attend and issue a file number. You have incident reports and witness statements. You need an urgent order to end the tenancy or to require compliance with safety terms. You cannot wait weeks while others remain at risk. An expedited hearing request is appropriate.

You learn about illegal drug production in the unit. There are chemical fumes and hazardous modifications to wiring. The risk to the building and occupants is obvious. You seek an order of possession on an urgent basis. You also seek an order permitting immediate access to assess and make safe. The expedited process is designed for this level of seriousness.

Your tenant has disabled smoke alarms and blocked fire exits. You provided written warnings and proof of non-compliance. The fire risk is current and high. You need a fast compliance order and the right to enter to restore safety devices. An expedited hearing is the right channel.

You have given a valid notice to end the tenancy for cause. The move-out date is near. You receive reports of accelerating damage. Windows are smashed, and appliances are removed. A regular hearing set after the move-out date will not protect you. You ask for an expedited hearing to secure an order of possession and stop the losses.

A vulnerable neighbor reports stalking and harassment by your tenant. The police are involved. Property staff witness ongoing harassment. You need an urgent order to require the tenant to stop the conduct. You also need authority to restrict access to certain areas. An expedited hearing can address these urgent terms.

The common thread is immediacy and gravity. You must show why harm is likely, significant, and hard to undo. You must show that a faster hearing is necessary to prevent that harm. You should also show that you have tried safe, reasonable steps already. Examples include written notices, requests for access, or contacting emergency services. If you could have resolved it without a hearing, the Branch may decline the request.

Typical users are landlords, property managers, and agents with written authority. Tenants have their own expedited form for urgent tenant problems. As a landlord, you apply using the RTB-12L-EXH when your urgent issue falls under the Residential Tenancy Act. This includes rental units in purpose-built rentals, secondary suites, manufactured homes on rented pads, and similar residential tenancies.

Legal Characteristics of the RTB-12L-EXH – Landlord’s Application for Dispute Resolution Expedited Hearing

The form itself is a formal application. It triggers the Residential Tenancy Branch dispute process. It is legally significant because it asks the Director’s delegate to exercise statutory powers. Those powers include holding a hearing, making findings of fact, and issuing orders. The hearing officer is called an arbitrator. The arbitrator’s written decision is binding on the parties.

Binding means the order has legal force. An order of possession lets you recover the unit on a set date. If the tenant does not leave, you can enforce the order through the courts. Court bailiffs can carry out a writ of possession. A compliance order directs a party to follow the Act or the tenancy agreement. If the party fails, you can file the order in court and seek enforcement. Monetary orders can be filed in court and enforced as court judgments.

Enforceability rests on several elements. You must file a proper application. You must serve the other party with the notice of hearing and your evidence. Service must follow the Branch’s rules. The hearing must be fair. Each side must have a chance to present evidence and reply. The arbitrator must have jurisdiction over the tenancy and the issues. The decision must be within the powers given by the Act.

Expedited scheduling does not remove fairness. The Branch can shorten timelines, but it still ensures notice. The arbitrator will focus on urgent issues first. They can make interim or final orders tailored to the risk. If the facts do not show urgency, the arbitrator may refuse expedited treatment. They may proceed on a regular track or dismiss parts that lack merit.

The application requires truthful information. You must accurately describe the situation. You should not exaggerate. If the arbitrator finds you misled the Branch, you risk dismissal. You may face cost consequences. You may also harm your credibility in any future hearings.

Confidentiality is limited. Filed documents and decisions can be shared with the parties and used in enforcement. Sensitive information should be marked clearly and limited to what is necessary. Avoid including private data that is not relevant to the dispute or the remedies.

The expedited hearing is not a shortcut for every dispute. It is a focused process for emergencies or clear, immediate harm. The arbitrator will test three questions. Is there real urgency? Is there a clear legal issue the Branch can decide? Are the requested remedies proportionate and enforceable? If the answers are yes, you will likely proceed quickly.

How to Fill Out an RTB-12L-EXH – Landlord’s Application for Dispute Resolution Expedited Hearing

Follow these steps. Prepare your evidence first. Clarity and speed matter.

1) Confirm that your issue qualifies for urgency.

• Identify the immediate risk. Describe harm to people, property, or legal rights.
• Link the risk to a remedy that the Branch can order. Examples include possession, access, or compliance.
• Note why the delay would cause significant, hard-to-fix loss. Use dates, times, and recent events.

2) Gather strong, dated evidence.

• Collect photos and videos of current conditions. Include date stamps if possible.
• Include incident reports, police or bylaw file numbers, and safety notices.
• Obtain witness statements with names, contact details, and dates.
• Add trades or contractor reports quoting hazards or urgent repairs.
• Include prior notices to the tenant and proof they were sent or delivered.
• Screenshot texts and emails. Show phone numbers or email addresses.
• Number every page. Create a simple index for quick reference.

3) Complete the applicant section.

• Use your full legal name. If you are a company, give the exact corporate name.
• If you are a property manager or agent, include written authorization. Attach it as an exhibit.
• Provide your mailing address, phone numbers, and email. These will be used for contact.
• State your preferred method of contact. Be reachable during business hours.

4) Identify the tenancy and the respondents.

• List every adult tenant named on the tenancy agreement. Use full legal names.
• Include any occupant you seek orders against, if applicable. Explain their role.
• Provide the full rental unit address and unit number.
• State the tenancy start date, rent amount, and rent due date.
• Note if the tenancy is periodic or fixed-term. If fixed-term, include the end date.

5) Select the issues and remedies.

• Choose the specific issues you need to be decided. Keep the list tight and relevant.
• Common urgent remedies are order of possession, access order, and compliance order.
• If you seek a monetary order for damage or loss, state the amount. Attach proof.
• If you seek an order to restrict conduct, describe the terms. Keep them clear and enforceable.
• Avoid overreaching. Ask only for what the risk requires now.

6) Explain why an expedited hearing is necessary.

• Use a short, factual narrative. Keep sentences clear and chronological.
• Describe the current risk and how it is ongoing. Include critical dates and times.
• State attempts to resolve, including requests for access or warnings.
• Explain why other steps are not practical or safe now.
• Tie your facts to the remedies you seek. Show the link between harm and order.

Example phrasing:

• On March 2 at 10:30 p.m., water leaked from Unit 401 into Unit 301. The tenant denied access. Photos and videos show active flooding. A contractor’s report confirms risk of structural damage. An access order is required today to stop the leak. Delay will cause significant loss.

7) Provide your availability and urgent scheduling details.

• Confirm you can attend a hearing on short notice. List daily availability in the next two weeks.
• Provide a reliable phone number and backup number. Add an email that is checked often.
• Identify any dates or times you cannot attend. Keep conflicts minimal.

8) Address service challenges and request directions, if needed.

• Explain any safety concerns about serving the tenant. Be specific.
• If you believe normal service is unsafe or impossible, request alternative service.
• Propose service by email, posting, or another method that will reach the tenant fast.
• Attach any evidence that supports your service plan. Include prior successful contact methods.

9) Attach your evidence package.

• Label each document with an exhibit number or letter.
• Create a simple index: Exhibit A – Photos of water damage, March 2; Exhibit B – Contractor report, March 3; Exhibit C – Email denying access, March 2.
• Ensure each item is legible. Redact unrelated private data.
• Keep the package focused on the urgent issues.

10) Review and sign the declaration.

• Confirm all information is true and complete to the best of your knowledge.
• Sign and date the form. If you sign on behalf of a company, state your role.
• If a representative signs for you, attach your written authorization.

11) Pay the application fee.

• Pay the RTB dispute resolution fee in the method allowed on the form.
• Keep proof of payment. You may ask for the recovery of this fee in your claim.

12) Submit the application.

• File the completed form and evidence with the Branch as directed on the form.
• Keep copies of everything. Save your evidence bundle with page numbers.
• Be ready for contact from the Branch. Keep your phone on and email open.

13) After filing: watch for a notice of hearing.

• If expedited scheduling is granted, you will receive a hearing date quickly.
• Read the notice of hearing. It will include service instructions and deadlines.
• Serve the notice and your evidence on each respondent as directed.
• Use the authorized service method. Follow any shortened service timelines.
• Prepare and file proof of service right away.

14) Prepare for the expedited hearing.

• Focus on the urgent issues first. Organize your evidence to match your narrative.
• Prepare a short opening. State the risk, the facts, and the remedy you seek.
• Line up witnesses. Have them available by phone or video at the hearing time.
• Prepare to answer questions about service, evidence, and safety concerns.
• Bring a draft order outline. List the exact terms you request.

15) Attend the hearing and present your case.

• Be on time. Confirm your identity and role on the record.
• Follow the arbitrator’s directions. Keep answers short and precise.
• Refer to exhibits by label and page. Avoid interruptions.
• Ask for your requested remedies at the end. Confirm any dates needed.

16) After the decision: follow through.

• Read the written decision and orders. Note the deadlines and conditions.
• Serve the order as required. Keep proof of service.
• If you receive an order of possession, follow the lawful enforcement process.
• If you receive an access or compliance order, schedule the work with notice.
• If the other party does not comply, take the next enforcement step allowed by law.

Practical drafting tips:

• Write like a timeline. Show the problem unfolding. Use dates and times.
• Avoid vague language. Replace “unsafe” with the specific hazard and its effect.
• Keep remedies tight. Ask only for what you can enforce right away.
• Use current evidence. Old evidence will not show current urgency.
• Explain the service clearly. Prove the tenant will receive your documents fast.

Common pitfalls to avoid:

• Filing without concrete proof of immediate harm. Assertions are not enough.
• Bundling non-urgent claims with urgent ones. That can slow your case.
• Seeking broad conduct orders without clear terms. Orders must be specific.
• Ignoring service rules due to urgency. Ask for service directions instead.
• Overstating facts. Credibility is key in expedited decisions.

What to expect on timing:

• If the Branch accepts your urgency, expect short notice.
• Evidence deadlines may be compressed. Have your package ready to serve the same day.
• You may get a brief hearing focused on core issues. Stay on point.
• The arbitrator may issue oral directions at the end, followed by written reasons.

How to frame your requested orders:

• For an order of possession, propose a move-out date that reflects the risk.
• For an access order, specify date ranges, entry times, and the scope of work.
• For a compliance order, state the behavior to stop or action to take, with deadlines.
• For monetary relief tied to the emergency, attach invoices and estimates.
• For service directions, state the exact method proposed and why it will work.

Including attachments and schedules:

• Treat each evidence group as a schedule or exhibit. Label them consistently.
• Example: Schedule 1 – Safety hazard summary; Schedule 2 – Contractor report; Schedule 3 – Photos; Schedule 4 – Police file confirmation; Schedule 5 – Prior notices and delivery proof.
• Reference each schedule in your narrative. Make it easy for the arbitrator to find.

If your expedited request is denied:

• Your dispute may continue under normal timelines.
• You can still ask for the same remedies, but without urgency.
• You can reapply for expedited treatment if new urgent facts arise. Show what changed.

Bottom line: Use this form when you face immediate, serious risks within a residential tenancy. Prove the urgency with current, reliable evidence. Ask for clear, enforceable orders that match the harm. Keep your application tight, factual, and ready to serve fast.

Legal Terms You Might Encounter

Applicant means the person filing the form. Here, that is you, the landlord. You provide facts, evidence, and the orders you want the arbitrator to make.

Respondent means the person you are filing against. Here, that is your tenant or another party on the tenancy. You must name each respondent correctly and serve them.

Expedited hearing is a faster hearing for urgent issues. You must show a serious risk if you wait for a standard hearing. Use this form to explain the urgency and the harm.

Irreparable harm means harm that money cannot fix later. Think of safety risks, severe property damage, or ongoing illegal activity. Describe the harm in clear, concrete terms.

Evidence is the information that proves your claims. It includes photos, videos, messages, inspection reports, and payment records. List and attach only what supports your urgent request.

Service means delivering documents to the other party. You must use an allowed method and track when and how you served. Keep proof, as the arbitrator will ask for it.

Affidavit is a sworn statement of facts. It confirms events in detail and carries more weight than unsworn notes. Attach affidavits when you need strong proof of urgency.

Interim order is a temporary order that protects you until the full decision. You can request it when immediate action is needed. Explain why the interim step cannot wait.

Possession order directs a tenant to move out by a date. Use it when you seek urgent recovery of the rental unit. Support it with evidence of a serious breach or risk.

Monetary order is an award for money owed. It can include unpaid rent, utilities, or repair costs. In expedited cases, tie your claim to the urgent facts when possible.

FAQs

Do you qualify for an expedited hearing?

You qualify if waiting will cause serious harm. Show clear facts and proof of safety risks, major loss, or ongoing damage. Explain why a standard timeline will not work.

Do you need to try a standard application first?

No. You can apply directly for an expedited hearing if the situation is urgent. If it is not urgent, use the standard route instead.

Do you have to notify the tenant before you file?

You do not need the tenant’s consent to file. After filing, follow the service instructions you receive. Serve all required documents and keep proof.

Do you need an affidavit with this form?

You do not always need one. An affidavit helps when facts are disputed or serious. Use it for safety risks, illegal activity, or key events.

Do you pay a fee, and can you get it back?

Yes, there is a filing fee. You can ask the arbitrator to have the respondent reimburse it if you win. Check the “costs” or “fee recovery” section when you apply.

Do you get a same-day decision?

Not always. The hearing may be scheduled quickly, and you may receive an interim order. The final decision can follow after the evidence review.

Do you need to attend in person?

Most hearings use phone or online methods. You must attend at the scheduled time and follow the joining instructions. Test your device in advance.

Do you include multiple issues on one application?

Yes, if they arise from the same urgent facts. Keep focused on what needs fast action. Extra issues can slow the process or be severed.

Checklist: Before, During, and After

Before signing

• Confirm the rental address, unit number, and tenancy dates.
• Gather the signed tenancy agreement and any addendums.
• Collect rent ledgers, bank statements, and bounced payment records.
• Compile photos, videos, or inspection reports showing damage or risk.
• Save texts, emails, and letters that show notice and attempts to resolve.
• Obtain police or incident file numbers, if applicable to your claim.
• Prepare contractor quotes, invoices, or repair estimates for losses.
• Draft a short timeline with key dates and events.
• Get written statements or affidavits from witnesses, if available.
• Identify every respondent by full legal name and relationship to the unit.
• Decide the orders you want: possession, access, interim relief, or money.
• Confirm your availability for a quick hearing window.
• Review service options you can complete quickly and prove.

During signing

• Check your name, address, email, and phone for accuracy.
• Verify each respondent’s full name and unit.
• Confirm the tenancy start date, rent amount, and frequency.
• State the urgent facts in plain language.
• Explain why the delay will cause harm that money cannot fix.
• List the orders you want and whether they are interim or final.
• Attach and label each piece of evidence clearly.
• Refer to exhibits in your narrative by label and date.
• Confirm you understand the service requirements.
• Sign and date the form.
• Ensure every required page and attachment is included.
• Save a complete copy for your records.

After signing

• File the form using an allowed method and pay the fee.
• Record the file number and submission date.
• Read any instructions you receive about service and deadlines.
• Serve the respondent exactly as instructed.
• Complete a proof of service and keep all receipts or logs.
• Calendar the hearing date and any evidence deadlines.
• Prepare a hearing package with an index and page numbers.
• Test your phone or computer and arrange a quiet space.
• Request accommodations or an interpreter if needed.
• Track for updates and confirm the hearing access details.
• Store all documents in a secure, backed-up folder.

Common Mistakes to Avoid

Missing the urgency narrative

Don’t assume the urgency is obvious. Spell out what will happen if you wait. If you skip this, your request can be denied.

Weak or missing proof

Don’t file with only general statements. Attach dated photos, logs, and records. Without proof, the hearing may be delayed or refused.

Wrong or incomplete party names

Don’t guess at names. Use the tenancy agreement and ID when possible. Errors here can void service and derail your case.

Improper service

Don’t improvise service methods. Follow the instructions exactly and keep proof. Improper service can cancel the hearing.

Overloading the application

Don’t bundle non-urgent issues that distract from risk. Unrelated claims can slow scheduling or be severed. Focus on what needs fast action.

Requesting the wrong order

Don’t ask for orders that do not match the facts. Align each order with clear evidence. Mismatched requests can be dismissed.

What to Do After Filling Out the Form

File the application and pay the fee. Submit all attachments in the required format. Keep your confirmation and the file number.

Watch for instructions. You will receive directions on service, evidence deadlines, and the hearing format. Read them carefully and set reminders.

Serve the respondent. Use an allowed method and record how and when you served. Complete any required proof of service form.

Organize your evidence. Create an index and paginate your documents. Highlight dates, amounts, and the parts that prove urgency.

Submit evidence on time. Follow the deadline for delivering evidence to the tribunal and the respondent. Late evidence may be excluded.

Prepare for the hearing. Draft a brief outline of your key points. Practice a five-minute summary of the facts and the orders you want.

Request interim relief if needed. If conditions worsen, tell the tribunal quickly. Provide updated evidence that shows the immediate risk.

Amend if you find an error. If you misnamed a party or missed a key fact, seek an amendment. Do this before service if possible.

Consider settlement. If you and the tenant reach terms, confirm the plan in writing. Ask how to note the settlement on the file.

If expedited status is denied, keep going. Your file may proceed on a standard track. Adjust your timeline and continue to prepare.

After the hearing, follow the order. Note any move-out date, payment terms, or access instructions. Calendar compliance dates and next steps.

Keep records safe. Store the decision, proof of service, and all evidence. You may need them for enforcement or future filings.

If the other side does not comply, consider the next steps. You can review the enforcement options available for your order type. Gather proof of non-compliance before you act.

Stay professional and factual. Do not contact the respondent outside the allowed channels about the case. Keep all communication polite and brief.

Monitor for updates. Check for decision notices and any post-hearing directions. Respond to requests from the tribunal promptly.