RTB 29 – Four Month Notice to End Tenancy For Demolition or Conversion of a Rental Unit

Jurisdiction: Canada | Province: British Columbia

What is an RTB 29 – Four Month Notice to End Tenancy For Demolition or Conversion of a Rental Unit?

The RTB 29 is the official notice a landlord uses to end a tenancy because a rental unit will be demolished or converted to a different use. It tells the tenant, in writing, that the tenancy will end on a specific date at least four months after the tenant is deemed to receive the notice. It also records the reason, confirms required permits, and sets out compensation owed.

Who typically uses this form?

Landlords and authorized agents, such as property managers. If you manage rentals in British Columbia and plan to remove a unit from the rental market due to demolition or conversion, this is the standard form.

Why would you need this form?

You use it to legally end a tenancy so you can:

• Demolish the residential structure that contains the rental unit.
• Convert the rental unit to a different use, such as strata lots for sale, commercial space, a caretaker’s unit, or another non-residential use.
• Combine units or reconfigure a building in a way that removes the rental unit from the residential rental inventory.

Typical usage scenarios

• You are redeveloping a single-family rental home into a duplex. The existing home will be torn down.
• You own a small apartment building and will convert the property to strata units for sale.
• You are converting an upper-floor rental suite into office space for a ground-floor business, eliminating the residential unit.
• You represent an estate that will demolish an unsafe structure after receiving municipal approvals.

This notice is not for renovations or repairs. If you only plan to renovate and intend to keep the unit as a rental, a different process may apply. Use the RTB 29 specifically for demolition or conversion.

When Would You Use an RTB 29 – Four Month Notice to End Tenancy For Demolition or Conversion of a Rental Unit?

Use the RTB 29 when you genuinely intend to remove the unit from residential rental use through demolition or conversion, and you already have the approvals needed to do that work. The trigger is not the idea of a future project; it is the readiness to proceed, with permits and approvals in hand, and a real project start date.

Here are practical examples and situations:

• You have a demolition permit for a detached rental house and a building permit for a new build. The project is scheduled to start after the tenancy ends. You issue the RTB 29.
• Your municipality has approved a strata conversion, and you have the required conversion authorization. The residential rental unit will no longer exist in its current form. You issue the RTB 29.
• You have zoning approvals and permits to convert a residential suite into commercial space. The unit will not return as a residential rental. You issue the RTB 29.
• Your engineer has confirmed the structure must be demolished for safety, and the authority has issued a demolition permit. You issue the RTB 29.

Typical users include:

• Property owners and developers who plan to demolish or redevelop.
• Property managers acting for owners who will convert a building’s use.
• Estate trustees who must demolish a structure for safety or redevelopment.
• Business owners who will convert an upstairs residential suite into space for the business.

If you are a tenant, you do not complete this form. You may receive it. You then decide whether to move out on the stated date or apply to dispute it within the time limit.

Timing matters. The effective date must be at least four full months after the tenant is deemed to receive the notice and must align with the tenancy’s rental period or the end of a fixed term. If you serve the notice by mail or by posting on the door, “deemed receipt” is later than the day you send it. You must factor that in before you set the effective date.

Legal Characteristics of the RTB 29 – Four Month Notice to End Tenancy For Demolition or Conversion of a Rental Unit

Is it legally binding? Yes, when it is validly completed, lawfully served, supported by necessary approvals, and given in good faith. The form is the prescribed way to end a tenancy for demolition or conversion in British Columbia. It becomes enforceable if the tenant does not dispute it within the deadline, or if the authority upholds it after a dispute.

What ensures enforceability?

• Proper grounds: The reason must be demolition or conversion. Renovation alone is not enough. The unit must be removed from residential rental use, not simply improved.
• Approvals in place: You must have all required permits and approvals before serving the notice. Demolition commonly includes a demolition permit. For conversion, that could include strata conversion approval or zoning and building approvals that authorize the change of use. List permit numbers on the form and attach copies.
• Correct notice period: The effective date must be at least four months after deemed receipt and must fall at the end of a rental period or the end of the fixed term.
• Correct service: You must serve the notice using an allowed method and track the deemed receipt date. If you serve by mail, add five days. If you post on the door or leave it in a mailbox at the residence, add three days. Hand delivery is same day. Email is allowed only if the tenant has agreed in writing to receive notices that way.
• Compensation: You must pay the tenant an amount equal to one month’s rent on or before the effective date of the notice. Best practice is to pay it when you serve the notice to avoid disputes. State on the form how and when you will pay it.
• Good faith: You must genuinely intend to demolish or convert and must act on that intention within a reasonable time after the tenant moves. If you do not follow through, you risk monetary penalties and claims for compensation.

General legal considerations:

• Tenants can dispute within 30 days of deemed receipt. If they do, a hearing will determine validity. You should be ready to show your permits and explain your plan and timeline.
• If the tenant does not dispute within 30 days, the notice stands. If they do not move out by the effective date, you may seek an order to regain possession.
• For a month-to-month tenancy, the effective date should be the last day of a rental period. For example, if rent is due on the 1st, the notice should end on the last day of the month. For a fixed-term tenancy, you cannot end before the fixed term ends unless the fixed term end date already meets the timing requirements. If the fixed term ends after four months, choose the fixed-term end date (or later).
• If there are multiple tenants, serve each named tenant. If there is a subtenant, serve the head tenant and follow the rules for subtenancies as required.
• If you fail to pay the one-month compensation on time, the tenant can dispute the notice and seek remedies. Do not leave compensation to the last minute.
• Wrongful notices carry risk. If you issue a notice without approvals, miscalculate dates, or act in bad faith, the notice can be set aside. You may also face costs and compensation claims, including claims for several months of rent.

In short, the RTB 29 carries legal weight when used exactly as intended: correct reason, correct timing, correct service, right attachments, and timely compensation.

How to Fill Out an RTB 29 – Four Month Notice to End Tenancy For Demolition or Conversion of a Rental Unit

Set yourself up to complete the form in one sitting. Have the tenancy agreement, rent ledger, permit documents, and contact details at hand. Then work through these steps.

Step 1: Identify the parties

• Landlord/agent information: Enter the full legal name and contact details of the landlord. If you are an agent or property manager, write your name, your company, and confirm your authority to act.
• Tenant information: List the full legal name of every adult tenant named on the tenancy agreement. Use the names as they appear on the agreement.

Step 2: Confirm the rental unit

• Civic address: Enter the full address of the rental unit, including unit number, street, city, and postal code.
• Type of unit: Note if it is a detached home, a suite, or an apartment unit. If there are several units affected, complete a separate notice for each rental unit unless the form allows a schedule.

Step 3: Add key tenancy details

• Tenancy type: Indicate if it is a month-to-month tenancy or a fixed-term tenancy. For a fixed term, write the fixed-term end date.
• Rent amount and due date: State the current monthly rent and the day of the month it is due. This amount controls the one-month compensation you must pay.

Step 4: State the reason for notice

• Check the correct box: Choose “Demolition” if the structure will be torn down. Choose “Conversion” if the unit will be converted to a different use, such as strata, commercial, or caretaker accommodation.
• Provide details: Briefly describe the project. For example, “Demolition of existing single-family dwelling to construct a duplex,” or “Conversion of Unit 302 to a strata lot for sale after registered approval.”

Step 5: Confirm permits and approvals

• List permit numbers: Write the demolition permit number and issuing authority, or the conversion approval number and issuing authority. Include building permit numbers if relevant. If multiple permits apply, list each.
• Attach copies: Include clear copies of the permits and approvals with the notice. Label them. If an approval has conditions, attach the approval letter.
• If additional approvals are pending, do not serve the notice yet. Wait until all necessary approvals are in place.

Step 6: Choose the effective date and calculate timing

• Determine the service method first. The deemed receipt date depends on the method:
• Hand delivery to the tenant: deemed received the same day.
• Leaving the notice with an adult at the residence or posting on the door or in the mailbox at the residence: add three days.
• Mailing the notice: add five days.
• Email or fax: only if the tenant agreed in writing to receive notices that way; deemed as set by the agreement, typically the same day.
• Count four full months from the deemed receipt date. The effective date must be at least that far out and must be aligned with the tenancy’s rental period.
• Example 1 (hand delivery, month-to-month): You hand deliver on March 10. Deemed receipt is March 10. If rent is due on the 1st of each month, the earliest valid effective date is July 31 (end of the fourth full month after March).
• Example 2 (posted on the door): You post on March 10. Deemed receipt is March 13. With rent due on the 1st, the earliest valid effective date is July 31.
• Example 3 (fixed-term ending later): You mail the notice on March 10. Deemed receipt is March 15. Four full months take you to July 15. If the fixed term ends August 31, set the effective date to August 31 (or later), not July 15.
• Write the effective date clearly. Do not guess. Check a calendar and your tenancy agreement.

Step 7: Record compensation

• State the one-month rent amount that you will pay as compensation. Use the current monthly rent.
• Indicate how you will pay it. Best practice: enclose a cheque or arrange an electronic payment when you serve the notice. If you plan to reduce the last month’s rent by the compensation amount, say so in writing, and confirm the tenant agrees to that approach.
• Pay on or before the effective date at the latest. Earlier is safer. Keep proof of payment.

Step 8: Complete the service details

• Tick the box for the method of service you used.
• Write the date you served the notice and the address where you served it if delivered in person.
• Calculate and write the deemed receipt date based on the method you used. This date is critical to your timing calculations.

Step 9: Sign and date

• The landlord or authorized agent must sign and date the form. Print the signer’s name and role.
• Provide a reliable phone number and email for questions. You want the tenant to reach you if they see an error.

Step 10: Attach schedules and supporting documents

• Attach copies of all permits and approvals listed on the form.
• Attach any project summary or decision letters that explain the demolition or conversion.
• If you are an agent, attach your management agreement or authorization letter if requested later. Keep it in your file.

Step 11: Make and keep copies

• Keep a full copy of everything you served, including attachments and proof of service (delivery receipt, photograph of posted notice with date, or mailing receipt).
• Provide a copy to every adult tenant named on the agreement, using a valid service method for each.

Step 12: After service—what to expect

• The tenant has 30 days from deemed receipt to dispute the notice. If a dispute is filed, you will receive a hearing date. Prepare your permits and timeline.
• If there is no dispute, the tenancy ends on the effective date. If the tenant does not move, you can seek an order to recover possession based on the notice.
• Plan your project schedule with a buffer in case of dispute. Do not book demolition crews for the day after service.

Common pitfalls to avoid:

• Serving before you have approvals. Wait until permits are issued.
• Miscounting the four months. Count from the deemed receipt, not the day you prepared the form.
• Picking the wrong effective date. Align it with the rental period or fixed-term end.
• Forgetting compensation. Pay one month’s rent on or before the effective date, and document it.
• Serving only one co-tenant. Serve each adult tenant named on the agreement.
• Using email without written consent. If you do not have consent, use a different method.

Practical example—end-to-end:

• You manage a triplex. You will demolish it to build a new six-unit building. You received your demolition permit on May 2 and have your building permit in principle. You decide to serve notices by hand delivery on May 6.
• Deemed receipt is May 6. Four full months take you to September 6. The tenants pay rent on the 1st of each month. You set the effective date to September 30, the end of the rental period.
• You complete the RTB 29 for each unit, list the demolition permit number, attach the permit, and include a cheque for one month’s rent with each notice. You hand deliver to each tenant and note the date and time on your service log.
• One tenant disputes. You attend the hearing with permits, a project schedule, and photos. The notice is upheld. All tenancies end on September 30, and demolition starts in October.

If you follow the steps above—clear reason, full approvals, correct dates, proper service, and timely compensation—you will complete the RTB 29 correctly and reduce the risk of delay to your project.

Legal Terms You Might Encounter

• Four-month notice means the landlord gives you at least four full months before the tenancy ends. With this form, you pick an effective date that leaves a full four-month buffer from when the tenant is deemed to receive the notice. That date becomes the move-out target.
• Demolition is when the building or the rental unit is torn down. This form is the one you use when the unit will no longer exist, so you need the place to be empty by the effective date. You should be ready to prove that demolition is planned and authorized.
• Conversion is when the residential unit will be changed to another use, such as storage, office, or another approved non-residential use. This form covers that scenario because the premises will not be a residential rental any longer. The change must be genuine and supported by approvals if required.
• Vacant possession means the tenant has fully moved out and removed all belongings and occupants by the move-out date. This form’s purpose is to lawfully set that date so the landlord can start demolition or conversion without tenants still in the space.
• Effective date is the tenancy end date you write on the form. The tenant must move out by the day before the effective date. You must calculate the effective date correctly so it meets the four-month requirement after the tenant is considered served.
• Service of notice is how you deliver the form to the tenant. Different methods add different times for when service is considered effective. Your date calculations for the effective date depend on that service date, so record it carefully and use a permitted method.
• Compensation is money a landlord may need to pay the tenant when ending a tenancy for demolition or conversion. The form includes a section to indicate compensation. If payment is required, you should show how and when you paid or will pay it.
• Dispute resolution is the process a tenant or landlord can use if they disagree with the notice. After you serve this form, a tenant may apply to challenge it within a set time. If that happens, you should gather your permits, plans, and proof of service for the hearing.
• Order of possession is a decision that sets a date for the tenant to move out if they do not leave by the effective date. If the tenant does not comply, the landlord can apply for an order of possession. Your properly served RTB 29 and proof of service are key exhibits.
• Permit or approval means written authorization from local authorities to demolish or change the use of the property. For this form to stand, permits often need to be issued before service. The form’s details should match what those permits describe.

FAQs

Do you need permits before serving this form?

In most cases, yes. You should have demolition or conversion permits in hand before you serve the notice. The form asks you to confirm that the reason is real and imminent. If you serve without the required permits, the notice can be set aside in a dispute. Confirm which permits apply to your project and gather them first. Keep copies of the notice.

Do you have to pay compensation with this notice?

Often you do. The amount and timing depend on current rules. The form includes a section to state compensation and how it will be delivered. If payment is required, pay it on time and keep proof, such as a receipt or written acknowledgment. Failure to pay can invalidate the notice or lead to repayment orders later.

Do you need to give four full months, or is part of a month okay?

You must give four full months between service and the effective date. Do not cut it close. Count the days carefully and factor in service time. If you mail or post the notice, add the extra days required before service is deemed effective. If you miscalculate, the notice can be void, and you may have to restart.

Do you use this form for major renovations?

No. This form is specifically for demolition or conversion to a non-residential use. If your project is a substantial renovation that still leaves the unit as residential, a different process may apply. Only use this form when the unit will cease being a residential rental because of demolition or a change in use.

Do you need to serve every tenant named on the agreement?

Yes. Serve each tenant who is a party to the tenancy agreement. If there are multiple tenants, provide a copy to each and document the service for each. If you miss someone on the agreement, the notice may not be effective for that person. Also, clarify the situation with occupants who are not named tenants.

Do you need to attach evidence to the notice?

You are not required to attach evidence to the form, but it is smart to include or at least retain key documents. Keep permits, project plans, and proof of compensation ready. If the notice is disputed, you will need to show your documents quickly. Even if not disputed, keeping everything together protects you if questions arise later.

Do you have to file this notice with an authority after serving it?

Generally, you serve the tenant and keep records. You do not file the notice by default. Filing only occurs if you need an order of possession or if there is a dispute. Still, treat the notice like a formal legal document. Store it, along with proof of service and related evidence, for the full retention period.

Do you need to withdraw the notice if plans change?

Yes. If demolition or conversion will not proceed, you should promptly withdraw the notice in writing. If you do not withdraw and the tenant moves out, you risk financial consequences. If project timelines shift, consider whether to withdraw and reissue when permits and dates are certain. Keep communications clear and documented.

Checklist: Before, During, and After the RTB 29 – Four Month Notice to End Tenancy For Demolition or Conversion of a Rental Unit

Before signing:

• Confirm the reason matches this form: demolition or conversion to a non-residential use.
• Obtain all required permits or approvals. Have the issued documents in hand.
• Verify property and unit details: civic address, unit number, and legal identifiers.
• Gather the tenancy agreement and any addendums to confirm all tenants of record.
• Check whether compensation is required and how much. Arrange payment or set a firm date.
• Review project timelines with your contractor or planner to confirm the effective date.
• Decide your service method and calculate the deemed service date.
• Prepare a service log to record date, time, and method for each tenant.
• Draft a brief project summary you can share if asked, consistent with your permits.
• Set a document retention plan, including how you will store the form, proof of service, permits, and payment records.

During signing:

• Enter the correct effective date that provides four full months after deemed service.
• Spell the names of all tenants exactly as they appear on the tenancy agreement.
• Complete the property address and unit details with no abbreviations or omissions.
• State the reason clearly: demolition or conversion. Do not mix in renovation language.
• Fill in the compensation section fully: amount (if required), method, and timing.
• Sign and date the notice. Use your legal name as landlord or authorized agent.
• Review the form for internal consistency. Dates should align with your service plan.
• Make a full copy set for each tenant and your records before serving.

After signing:

• Serve each tenant using a permitted method. Record the method and exact date.
• Calculate the deemed service date and re-check that the effective date is valid.
• If you pay compensation for services, obtain a written receipt from each tenant.
• Update your service log with names, times, and any witness information.
• Store copies of the notice, proof of service, permits, and payment records together.
• Calendar key milestones: dispute window end date, move-out inspection date, and effective date.
• If you receive a dispute notice, prepare your evidence package immediately.
• If plans change, issue a written withdrawal without delay and document delivery.
• Plan for the move-out: schedule condition inspection and arrange access control.
• After move-out, secure the unit and start demolition or conversion as permitted.

Common Mistakes to Avoid RTB 29 – Four Month Notice to End Tenancy For Demolition or Conversion of a Rental Unit

• Don’t forget to have permits issued before service. Serving without the required permits is a common reason notices get cancelled. Consequence: you may lose time, face a dispute, and have to re-serve, delaying your project.
• Don’t miscalculate the four-month timeline. Cutting it too close or skipping added days for service can void the notice. Consequence: the tenant can challenge it, and you may need to start the process over.
• Don’t use this form for renovations that keep the unit residential. This form is only for demolition or conversion to non-residential use. Consequence: the notice may be invalid, and compensation or penalties may follow.
• Don’t miss a term in the agreement. Serving only one of multiple tenants leaves gaps. Consequence: the notice may not bind all tenants, and you can’t regain vacant possession on time.
• Don’t skip compensation where required. Leaving it out or paying late undermines your notice. Consequence: you risk cancellation of the notice, repayment orders, or additional awards.

What to Do After Filling Out the Form RTB 29 – Four Month Notice to End Tenancy For Demolition or Conversion of a Rental Unit

1. Serve the completed notice on each tenant using an accepted method. Note the exact delivery date and method for your records. If your method adds days for service, mark the deemed service date and confirm your effective date still provides four full months.
2. Handle compensation as required. If payment is due at or before service, deliver it as promised and get a receipt. If you schedule payment for a later date, calendar it and confirm receipt in writing.
3. Organize your evidence package. Keep the signed notice, permits, project plans, proof of service, and proof of payment together. If a dispute arises, you will need these documents quickly.
4. Monitor the dispute window. If a tenant files a challenge, prepare to attend the hearing with your documents and timeline calculations. Stay professional and stick to the facts: permits issued, notice served properly, dates calculated correctly, and genuine demolition or conversion plans.
5. Communicate consistently. If tenants ask for details, share the basics that align with your permits and the notice. Do not make promises you cannot keep. Keep messages factual and dated.
6. Plan the move-out. Schedule a condition inspection close to the move-out date. Arrange transfer of keys, updating locks or access devices after possession, and securing the site for demolition or conversion.
7. Adjust if plans change. If demolition or conversion will not proceed, withdraw the notice promptly in writing and deliver it the same way you served the notice. If timelines shift, consider withdrawing and reissuing when your permits and dates are firm.
8. Store records securely. Retain all documents for the full retention period. Keep digital copies and backups. Clear, complete records protect you if questions arise later.
9. If the tenant does not move out by the effective date, consider the next steps. You can seek an order of possession with your notice and proof of service. The more organized your file, the smoother that process will be.
10. Finally, align your project schedule with the possession date. Do not start demolition or conversion activity until the unit is vacant and you hold possession. Coordinate with contractors to prevent unauthorized entry before move-out.