RTB-12L-O – Landlord Application for Dispute Resolution – Other Issues

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

What is an RTB-12L-O – Landlord Application for Dispute Resolution – Other Issues?

This form lets you, as a landlord, ask the tribunal to resolve non-monetary issues. It focuses on orders other than ending a tenancy or claiming money. You use it to get a binding decision that directs a tenant to do or stop doing something. It also supports requests for special procedural orders, like alternate service.

Who typically uses it?

Residential landlords and manufactured home park landlords. Property managers or agents use it too, when authorized. It is not for commercial leases. It is not for condo bylaw enforcement against owners. It is only for residential tenancies covered by provincial legislation.

Why would you need this form?

Because some problems need an enforceable order, not an eviction or a money award. You may need a clear directive so you can manage risk and comply with the law. You also may want a fast process to resolve a dispute before it escalates.

Common usage scenarios include entry, compliance, and conduct issues. For example, your tenant refuses lawful entry after proper notice. You need an order that confirms your right to enter. Or a tenant is causing unreasonable noise that disturbs others. You want an order to stop the interference with quiet enjoyment. Or a tenant has an unauthorized pet or occupant. You want an order to comply with the tenancy agreement.

You may face health or safety issues. A tenant may have removed smoke alarms or altered wiring. You seek an order to restore the unit to a safe state. You may also need a procedural order. Sometimes you cannot locate the tenant. You can ask for permission to serve documents in a different way. That is also done through this form under “Other Issues.”

You can combine several related non-monetary issues in one application. For example, an access order and a compliance order about unauthorized alterations. You can also ask that the respondent pay the application fee. If you also need money or to end the tenancy, file those claims in the correct category. Do not try to fit those into “Other Issues.”

In short, this form gives you a path to get clear, enforceable directions. It helps you resolve day-to-day operational problems that require a formal order.

When Would You Use an RTB-12L-O – Landlord Application for Dispute Resolution – Other Issues?

Use it when you need a non-monetary, non-eviction order. You want the tribunal to tell a tenant to comply with the tenancy agreement or the law. This is common with access and conduct issues.

A typical example is access for inspection, repair, or showing. You gave proper written notice. The tenant refuses entry or blocks your contractor. You seek an order authorizing access on specific dates and times. The order may set conditions to reduce disruption.

Another scenario involves interference with quiet enjoyment. Noise, smoke drift, harassment, or threats can affect neighbors. You ask for an order that the tenant stop the conduct and comply. The order may outline clear behavior terms. That helps enforcement if non-compliance continues.

You may use it for unauthorized changes or occupants. A tenant installs a lock, removes doors, or sublets without consent. You ask for an order to remove the lock or end the unauthorized sublet. The order can require the tenant to restore the unit to its prior state.

Smoking or vaping in a non-smoking building often appears here. You seek an order to follow the non-smoking term. You can attach the tenancy agreement and any building rules that apply. The order will direct the tenant to stop smoking where banned.

Health and safety issues also fit. Hoarding, blocked exits, or unsafe storage need fast action. You can request an expedited hearing with reasons. You ask for a compliance order with strict deadlines.

You can request a substituted service order. Use this when normal service is not possible. For example, the tenant avoids contact and will not accept documents. You ask to serve by posting on the door or by email, if consent is unclear. The tribunal can allow an alternate method and set timelines.

You can also ask for an order that a tenant allow reasonable access to common areas. This can help where a tenant obstructs hallways or blocks entries with belongings. The order can require removal and ongoing compliance.

Typical users are landlords and property managers. Manufactured home park landlords and agents also qualify. Do not use this form if you are a tenant. Tenants have their own application process. If your goal is to end a tenancy or claim money, choose the right category instead. That keeps your case aligned with the proper rules and timelines.

Legal Characteristics of the RTB-12L-O – Landlord Application for Dispute Resolution – Other Issues

This application leads to a binding tribunal order. The tribunal has legal authority to decide residential tenancy disputes. It can make orders that parties must follow. Those orders can require a party to do, or stop doing, specific things. They can also include deadlines and conditions.

Enforceability comes from several features. First, the tribunal sets a formal hearing. Both sides can present evidence and make submissions. The decision applies the law to the facts on a balance of probabilities. Second, the order is issued in writing. It states reasons, findings, and terms. Third, you can enforce the order if needed. Some orders are self-executing. Others require filing with a court to enforce compliance. For example, you can hire a court bailiff to enforce a possession order. For non-monetary compliance orders, you can seek enforcement through the courts if the tenant does not comply.

Procedural fairness supports validity. You must serve the application and evidence by set deadlines. The other party must have a chance to respond. You must follow the service rules closely. If you do not, your hearing may be adjourned or dismissed.

The tribunal can also order costs. If you win, it can order the respondent to reimburse the application fee. It can also give other process orders. These include orders for alternative service or short-notice hearings where harm is likely. Urgent orders remain exceptional and require clear evidence of risk.

There is a limited right to request a review of a decision. Reviews focus on new evidence not available earlier, or serious procedural errors. Strict timelines apply. A review does not re-hear your case from scratch. It checks if grounds for review exist. You should not rely on the review to fix poor preparation.

Finally, the tribunal cannot grant everything. It cannot change the law or make orders outside its authority. It will not enforce general building bylaws unless tied to the tenancy terms. It will not resolve disputes between neighbors who are not parties. It deals only with rights and duties under the tenancy.

How to Fill Out an RTB-12L-O – Landlord Application for Dispute Resolution – Other Issues

Follow these steps to complete and file your application.

1) Confirm you have the right form.

• You are the landlord or authorized agent.
• Your dispute is not about ending a tenancy or claiming money.
• You want a non-monetary order about “Other Issues.”
• If in doubt, separate your claims by category.

2) Gather key documents and evidence.

• tenancy agreement and any addenda.
• notices you served (entry, policy, or warnings).
• photos, videos, or inspection reports.
• emails, letters, or text messages showing the issue.
• logs of dates, times, and incidents.
• statements from witnesses with names and dates.
• any building rules that form part of the tenancy.

Organize evidence by date. Build a clear timeline. Keep copies for service.

3) Complete the applicant information.

• Enter your legal name. Use your exact corporate name if incorporated.
• Provide your mailing address and phone number.
• Add an email only if you consent to service by email.
• If you use an agent, fill in the agent details. Attach written authorization if needed.

4) Identify the respondent(s).

• List every adult tenant named on the tenancy agreement.
• Spell names exactly as on the agreement.
• Include the full rental unit address with postal code.
• If there are subtenants, list them only if they are tenants under your agreement.

5) Provide tenancy details.

• State the tenancy start date.
• State if the tenancy is fixed-term or month-to-month.
• Provide the current monthly rent and due date.
• List the amount of security and pet damage deposits paid.
• For a manufactured home site, include the site details.

6) Select “Other Issues” and state your remedies.

• Choose the “Other Issues” category.
• Clearly describe what you want the tribunal to order.
• Examples: access order, compliance with a specific term, stop certain conduct, restore the unit, and alternate service.
• Ask for reimbursement of the application fee.

Be precise. “Order that the tenant allow access on 2025-10-01 at 9 a.m.” is clear. Avoid vague requests.

7) Set out the facts in a brief narrative.

• Use a simple timeline. One event per sentence.
• Identify who did what, when, and where.
• Link facts to the term or rule you rely on.
• Explain harm or risk if relevant (safety, damage, or disturbance).

Focus on facts, not opinions. Keep it concise.

8) List and label your evidence.

• Create an evidence list with short descriptions.
• Label each item with a number (e.g., E-1, E-2).
• Example: E-1: Tenancy Agreement signed 2022-03-01.
• Example: E-2: Entry notice dated 2025-08-15.
• Example: E-3: Video of blocked entry on 2025-08-22.

Make sure each item supports a fact you rely on.

9) Identify your witnesses.

• List each witness and what they will speak about.
• Include contact details.
• Ask them to prepare a short written statement, signed and dated.
• Confirm they can attend the hearing time.

10) Choose hearing and language preferences.

• Confirm your availability for the scheduled date.
• Request an interpreter if needed.
• Ask for accommodation if you have accessibility needs.
• If urgent, explain why a short-notice hearing is needed. Describe the risk.

11) Pay the application fee.

• Pay the fee when you file.
• Keep the receipt for your records.
• Ask in your application that the respondent repay the fee.

12) Review and sign the declaration.

• Read every section for accuracy.
• Confirm names, dates, and addresses are correct.
• Sign and date the form. Agents must show they are authorized.
• By signing, you declare that the facts are true.

13) File the application.

• File online or by paper. Keep a complete copy.
• You will receive a Notice of Hearing with deadlines.
• Calendar the evidence and service deadlines.

14) Serve the respondent.

• Serve the application and Notice of Hearing on each tenant.
• Use an approved method. Options include personal delivery, posting to the unit, or mail.
• Email service is allowed only with written consent.
• If you serve by mail, allow extra days for delivery.
• Serve by the deadline in the Notice of Hearing.

Always keep proof of how and when you served.

15) Complete and file proof of service.

• Fill out a proof of service form or a written declaration.
• State the method, date, time, and address of service.
• Attach any supporting items (photo of posted notice, mail receipt).
• File it with the tribunal as required.

16) Exchange and file your evidence on time.

• Provide your evidence to the tenant and the tribunal.
• Do this by the deadline in the Notice of Hearing.
• Use the same service rules for evidence.
• Late evidence may be refused.

17) Prepare your hearing plan.

• Draft a short opening statement. Two minutes is enough.
• Prepare to walk through your timeline and key exhibits.
• Decide the exact orders you want, with dates and times.
• Have a pen-and-paper list of points to cover.

18) Attend the hearing.

• Join on time. Have your documents in order.
• Speak clearly. Stick to facts. Answer questions directly.
• Refer to exhibits by label and page.
• Ask the decision-maker to include your requested orders and fee.

19) After the decision, act on the order.

• Read the order carefully. Note all deadlines.
• Serve the order if required.
• If the tenant does not comply, consider enforcement steps.
• You may file the order with a court to compel compliance.
• Keep records of any ongoing breaches.

20) Consider next steps if needed.

• If you believe there was a serious error, review the timelines for a review request.
• Only use a review if strict grounds apply.
• If non-compliance continues, consider a separate application to end the tenancy or claim money.
• Use your new order as evidence of breach.

Practical drafting tips:

• Write in plain language. Avoid jargon.
• Use dates, times, and names consistently.
• Do not exaggerate. Precision builds credibility.
• Ask for orders that the tribunal can grant. Keep them practical.
• If seeking access, propose specific dates and time windows.
• If seeking compliance, quote the exact term from the agreement.
• If seeking an alternate service, describe failed attempts to serve and propose a method that will reach the tenant.

Common mistakes to avoid:

• Filing the wrong category. Separate monetary or eviction issues.
• Missing service deadlines. Late service can derail your case.
• Vague remedies. The tribunal needs clear directions to order.
• Evidence dumps without labels. Help the decision-maker find key items.
• Not asking for the fee. Include that request in your remedies.

By following these steps, you frame a clear and focused application. You help the decision-maker understand the issue and the fix you want. That improves your chance of a fast, enforceable order.

Legal Terms You Might Encounter

Applicant means the person who files the form. You are the applicant in this process. Your name must appear exactly as on the tenancy agreement. Use your legal name or business name, as required. This ensures the order, if issued, matches your records.

Respondent means the person you file against. This is the tenant or tenants. List every adult tenant named on the tenancy agreement. If you miss someone, enforcement may fail. Use full legal names and the correct spelling.

Dispute Resolution is the hearing process. An independent decision-maker hears both sides and makes an order. Your form starts this process. You must prove your case with evidence. The order can be enforced like a court order.

Notice of Dispute Resolution Proceeding is the official hearing notice. You receive it after your application is accepted. It gives the hearing date, time, and how to attend. You must serve it on the tenant. Follow the service rules and deadlines on that notice.

Service means how you deliver documents to the tenant. Accepted methods and timelines apply. You must serve the application, the notice, and your evidence. Keep proof you served them. If you serve late or the wrong way, the case may be delayed or dismissed.

Evidence is what supports your claim. Common items include the tenancy agreement, notices, ledgers, photos, videos, and messages. You must serve the same package to the tenant and the decision-maker. Organize it with page numbers and dates. Clear evidence strengthens your case.

Remedy is the order you ask for. Example remedies include a monetary order, an order for access, or a compliance order. You must state your remedy requests in the form. Be specific about amounts, dates, and actions. Vague requests are hard to grant.

Monetary Order is a decision that someone must pay money. You might ask for unpaid rent, utilities, damages, or costs. You must show how you calculated each amount. Include receipts, invoices, and ledgers. The order can be enforced if unpaid.

Order of Possession lets you take back the unit by a set date. This order can arise in some “other issues” cases. For example, if the tenancy ended and the tenant has not moved. You must show you have grounds. The order allows the next steps for enforcement.

Adjournment is a delay of the hearing to a later date. Either side can ask for one. You need a clear reason, such as missing key evidence or illness. The decision-maker may grant or deny it. Delays increase time and costs, so plan early.

Dismissed means the decision-maker ends the case without the order you want. Reasons include late service, wrong parties, or no evidence. Some dismissals are without leave, which means you cannot reapply on the same facts. Avoid dismissal by following every requirement carefully.

FAQs

Do you need to serve the tenant after you file?

Yes. You must serve the tenant with the Notice of Dispute Resolution Proceeding and your application. You also need to serve your evidence. Follow the methods and deadlines on the notice. Keep proof of service for the hearing.

Do you need one application for each tenant?

No, if tenants are on the same tenancy agreement. You can name all tenants on one application. Make sure you include every adult tenant as a respondent. If you leave someone out, enforcement may fail later.

Do you need to attach evidence when you file?

You do not always submit evidence with the form. You do need to submit and serve your evidence before the hearing. The notice will list the deadline. Start collecting evidence now. Organize it and label it clearly.

Do you have to attend the hearing?

Yes. If you miss the hearing, your application may be dismissed. If you cannot attend, ask for an adjournment as soon as possible. Provide a solid reason and any proof. Do not assume a last-minute request will succeed.

Do you need to pay a fee to file?

Yes, there is a filing fee. You pay it when you submit your application. Keep the receipt as proof. You may ask about a fee review in limited cases. If you withdraw early, the fee may not be refunded.

Do you need to list every remedy on the form?

Yes. The decision-maker can only consider the remedies you requested. If you forget a remedy, you may not get it. List each remedy clearly. Include amounts, dates, and reasons. You can ask to amend later, but that may delay the case.

Do you need witnesses?

Witnesses are optional but helpful. Use witnesses if they saw events or created records. Ask for written statements where possible. Ensure witnesses can attend the hearing if needed. Provide their statements as evidence by the deadline.

Do you need to use a lawyer or agent?

You can represent yourself. You may also use an agent. If you use an agent, ensure they know the file. They must follow the same rules. Provide authorization documents if requested. Clear preparation matters more than titles.

Checklist: Before, During, and After

Before you sign

• Confirm the issue fits the “Other issues” category.
• Review your tenancy agreement and any addenda.
• Gather rent ledgers or account statements.
• Collect notices served on the tenant, if any.
• Save proof of service for any prior notices.
• Compile photos and videos with dates and captions.
• Gather invoices, receipts, and quotes for costs or repairs.
• Print utility bills if you claim utility amounts.
• Save communication logs with the tenant.
• Ask witnesses for short, signed statements.
• Obtain inspection reports for move-in and move-out.
• Confirm full legal names of all tenants.
• Confirm the rental unit address and unit number.
• Calculate each amount you seek and show the math.
• Decide your remedies in clear terms.
• Check if any other applications about the same tenancy exist.

During signing

• Verify your name and contact details.
• Verify each respondent’s full name and spelling.
• Confirm the rental address and unit number.
• Confirm tenancy start and end dates, if ended.
• Select “Other issues” and describe each issue clearly.
• State each remedy you want. Include amounts and dates.
• Provide a short timeline of key events.
• Note earlier attempts to resolve the issue.
• Confirm you understand service requirements.
• Review your evidence list for completeness.
• Check for consistent dates across the form.
• Check math on all amounts.
• Read every section before you sign.
• Sign and date the form. Keep a copy.

After signing

• File the form and pay the fee.
• Wait for the Notice of Dispute Resolution Proceeding.
• Calendar the hearing date and all deadlines.
• Serve the notice, application, and evidence on each tenant.
• Use an approved service method. Follow timelines.
• Prepare and keep proof of service.
• Submit your evidence to the decision-maker by the deadline.
• Prepare a hearing outline and brief opening statement.
• Confirm technology for a phone or video hearing.
• Prepare witnesses and confirm their availability.
• Organize your documents with page numbers.
• Create a single evidence index for everyone.
• Set reminders for follow-ups and the hearing day.
• Plan for enforcement steps if you win an order.
• Store the file in a secure location.

Common Mistakes to Avoid

Naming the wrong parties or missing a tenant.

• Consequence: Dismissal or an order you cannot enforce.
• Don’t forget: Match names to the tenancy agreement. Check ID if needed.

Vague remedies or missing amounts.

• Consequence: The decision-maker may deny unclear requests.
• Don’t forget: State what you want in plain terms. Show your math.

Late or improper service.

• Consequence: Adjournment, dismissal, or wasted fees.
• Don’t forget: Follow the notice deadlines. Keep solid proof of service.

Disorganized or weak evidence.

• Consequence: Your claim loses impact or fails.
• Don’t forget: Use clear labels, dates, and a simple index. Tie each document to an issue.

Filing under the wrong category.

• Consequence: Delay or dismissal.
• Don’t forget: Confirm your issue fits “Other issues.” If not, choose the correct path.

Changing your story at the hearing.

• • Consequence: Credibility issues.
  • Don’t forget: Keep a consistent timeline. Align your form, evidence, and testimony.

What to Do After Filling Out the Form

File your application

Submit the completed form using an accepted method. Pay the filing fee when you file. Keep proof of submission and payment. You will receive a Notice of Dispute Resolution Proceeding after acceptance. Review it right away. Confirm the date, time, and how to attend.

Serve the tenant and track proof

You must serve the tenant with the notice, the application, and all required documents. Use an approved service method. Follow the deadlines shown on your notice. If there are multiple tenants, serve each one. Keep proof of service. Examples include a delivery receipt, a declaration, or a process server invoice. File proof of service if asked. Bring it to the hearing.

Prepare and serve your evidence

Start assembling your evidence as soon as you file. Use a clear index and page numbers. Add dates to photos and videos. Write short captions. Include ledgers and invoices. Show each calculation. Link each item to a specific issue and remedy. Serve your evidence on the tenant and submit it to the decision-maker by the deadline in your notice. Late evidence may not be accepted.

Organize your hearing plan

Draft a short opening statement. Outline the story in three to five points. Prepare a list of remedies with amounts. Create a witness list with contact details. Note the order in which you will present. Confirm each witness can attend. Rehearse key points. Test your phone or video setup. Have a quiet space for the hearing. Keep your documents within reach.

Manage changes or additions

If you need to change your application, request an amendment as soon as you can. Explain what you want to add or remove and why. Be ready to re-serve the amended application. An amendment can delay the hearing. If you resolve the issue with the tenant, you can withdraw your application. Notify the decision-maker and the tenant. If you settle, write down the terms and timelines.

Communicate professionally

Keep your messages to the tenant brief and polite. Confirm agreements in writing. Do not harass or pressure anyone. Avoid unannounced visits. Save all messages for your file. Professional conduct helps your credibility at the hearing.

Track deadlines and tasks

Set calendar reminders for service and evidence deadlines. Add reminders for the hearing time and any prep calls. Keep a checklist of tasks and documents. Update it after each step. Missed deadlines risk delay or dismissal. Build buffer time.

Attend the hearing and present clearly

Join early. Bring your photo ID. When called, state your name and role. Confirm service and your evidence submissions. Present your opening statement. Move through your evidence in order. Answer questions directly. Take notes on what the tenant says. Ask brief, focused questions when you cross-examine. At the end, restate each remedy you want.

Receive and follow the order

You will receive the decision after the hearing. Read it carefully. Follow any directions and timelines. If you receive a monetary order, consider collection steps if not paid. If you receive an order for possession or compliance, follow the steps allowed by the order. Keep the order and proof of service with your file.

Store and close the file

Save all documents, notes, and proof of service. Secure both paper and digital copies. Name files with dates for easy search. Archive the file when all steps finish. Good records reduce future disputes and help with renewals or audits.

If things go off track

If you missed a step, act fast. Request guidance on next options. You may ask to adjourn, amend, or reschedule in limited cases. Support your request with proof. Keep the tenant informed of changes. Document every attempt to comply with deadlines.

Practical tips to stay ready

• Use a master evidence package with an index on page one.
• Put timelines on a single page with dates only.
• Use color or tabs to mark key exhibits in paper sets.
• Save working files and a final, locked set for serving.
• Practice your presentation out loud at least once.