RTDR0006 – Landlord’s Application for Damages

Jurisdiction: Country: Canada | Province or State: Alberta

What is an RTDR0006 – Landlord’s Application for Damages?

This is the RTDRS form you use to claim money from a tenant. It covers residential tenancy losses in Alberta. You use it to ask for an order that the tenant must pay you. It is focused on money, not eviction or possession.

You can claim for property damage. You can claim cleaning and junk removal. You can claim unpaid rent or utilities. You can claim fees you actually paid, like NSF bank charges. You can claim other costs caused by the tenant’s breach. You cannot claim normal wear and tear. You cannot claim penalties that are not tied to a real loss.

This form belongs to the Residential Tenancy Dispute Resolution Service. The RTDRS handles residential tenancy disputes under Alberta law. The process is faster and more flexible than the court. The form starts a case before a Tenancy Dispute Officer. The officer can make a binding monetary order.

Who typically uses this form?

Residential landlords. Property managers. Corporate landlords. Condominium unit landlords. Mobile home site landlords. An authorized agent may file on the landlord’s behalf. You should have written authority if you act as the agent.

You need this form when you want a money order against a tenant. You use it if the tenant will not pay after a demand. You use it if you need more than the security deposit. You use it if the tenant will not agree to deposit deductions. You also use it to recover the RTDRS filing fee and service costs.

Typical usage scenarios

Your tenant moved out and left holes, stains, and garbage. Your contractor invoice shows the real costs to repair and clean. You attach the move-in and move-out reports and photos. You list each cost and ask for an order. Or your tenant abandoned the unit and left unpaid rent and utilities. You attach your rent ledger, bank records, and utility bills. You show how you tried to re-rent. You ask for rent loss up to the re-rent date. Or your tenant broke the lease early. You advertise promptly and keep proof. You claim the rent shortfall until you re-rent. You also seek your advertising costs.

You can also claim smaller items that add up. Locksmith fees when keys were not returned. Appliance repair after misuse. Smoke remediation beyond routine cleaning. Yard repair after neglect, where the lease required upkeep. Just remember: you must prove the tenant caused the loss. You must show that the amounts are reasonable. The officer will not award speculative sums.

You should not use this form for commercial tenancies. You should not use it to seek possession as the main remedy. Use the damages form when your focus is on money. If you need possession as well, file under the correct remedy category. You can still include a money claim with a possession application. But this form is designed for damages alone.

When Would You Use an RTDR0006 – Landlord’s Application for Damages?

You use it when a tenant’s conduct caused you a monetary loss. The most common time is at or after move‑out. Move‑out exposes damage and cleaning needs. You will likely have invoices, photos, and inspection reports. The security deposit often does not cover the full amount. The tenant may dispute your deductions. You then ask the RTDRS for an order.

You also use it during a tenancy when damage is severe and urgent. A burst pipe due to misuse can cause major costs. You may repair at once to limit loss. You then file to recover the expense. You can also use it after a skip. A tenant may leave suddenly and owe rent, utilities, and repairs. You attach your ledger and proof of your mitigation steps. You ask for an order for the shortfall.

It is common to use this form after a broken lease. You can claim rent to the earlier of re‑rental or lease end. You must show you tried to re‑rent promptly and reasonably. You attach ads, inquiries, and screening logs. You should show the actual rent received from the new tenant. If you re‑rented at a lower rent, explain why. You may claim the reasonable difference if tied to market conditions.

Use it if the tenant refuses deposit deductions. Alberta rules restrict deposit use. You need consent or an order to keep it. If the tenant will not agree in writing, you apply. You attach your inspection reports and receipts. You ask to apply the deposit and award the balance.

Property managers use this form often. They file for corporate landlords. They include a management authorization letter. They present records kept in the ordinary course of business. Clear, organized evidence builds trust and speed.

Do not use this form for disputes over habitability claims by tenants. Tenants have their own applications for remedies. Do not use this form for personal injury claims. The RTDRS deals with rental law remedies. Keep your claim tied to tenancy losses and costs.

Legal Characteristics of the RTDR0006 – Landlord’s Application for Damages

This application starts a formal RTDRS proceeding. It leads to a decision by a Tenancy Dispute Officer. The officer’s order is legally binding. It has the same force as a court order when filed. You can enforce it through civil enforcement if needed.

Why is it enforceable?

The RTDRS operates under provincial legislation. The officer has the authority to decide tenancy disputes. Once the order is issued, you can file it with the court. From there, you can garnish wages or bank accounts. You can file a writ against property. You can seize assets through a civil enforcement agency. The process mirrors court enforcement.

The form itself is more than a cover sheet. Your statements in it are evidence. You declare facts and attach exhibits. False statements can harm your case. They can also carry legal consequences. Be precise, complete, and truthful. The officer decides on a balance of probabilities. That means “more likely than not.” Good records make the difference.

There are limits and rules. The RTDRS deals with residential tenancies only. It does not hear commercial lease cases. There is a monetary cap on claims. Check that your total claim falls within the RTDRS limit. If your loss is higher, you can reduce the claim or use the court. You must also file within the basic limitation period. In Alberta, most civil claims have a two‑year limit. Time runs from when you learned of the loss and the responsible person.

You must mitigate your loss. That means you must take reasonable steps to reduce it. Re‑rent the unit as soon as practical. Shop for reasonable repair quotes. Do not replace with premium products without cause. The officer will trim inflated or avoidable costs.

Normal wear and tear is not compensable. Carpets flatten. Walls scuff. Paint fades. You cannot claim these as damages. You can claim beyond normal wear. Cigarette burns, large holes, or pet stains may qualify. Show move‑in and move‑out inspections to prove the change. Photos with dates and angles help a lot.

Security deposit rules matter. To keep any part of a deposit, you need the tenant’s written consent or an order. Within a short time after the tenancy ends, you must return the deposit or give a written statement of account. If you plan to keep the deposit without consent, file promptly for an order. Missing inspections can affect your right to the deposit. If you did not complete the reports, the officer may not let you keep it. You can still seek damages, but the deposit may need to be returned.

Joint tenants are typically jointly and severally liable. You can name all tenants on the lease as respondents. If the order issues, you can enforce against any one of them. Add all known tenants to avoid gaps.

Finally, costs and interest can be part of the order. You can ask for your filing fee and service costs. You can ask for interest on the award. The officer decides what is fair and lawful.

How to Fill Out an RTDR0006 – Landlord’s Application for Damages

Follow these steps. Keep your sentences short in the form too. Use clear numbers and dates. Attach organized exhibits. Label every page.

1) Gather your evidence

• Lease agreement and any addenda.
• Move‑in and move‑out inspection reports, both signed.
• Dated photos or videos, with brief captions.
• Invoices, receipts, and estimates for each repair.
• Cleaning and junk removal invoices.
• Rent ledger and bank records showing payments and NSF returns.
• Utility bills showing tenant responsibility.
• Advertising records and re‑rental proof, if claiming rent loss.
• Emails, texts, and letters with the tenant.
• Security deposit records and interest calculations.
• Authority letter if you are an agent or manager.

Create a simple index. Number your exhibits. Example: “Exhibit A – Lease,” “Exhibit B – Move‑in Report,” and so on.

2) Applicant details

Enter the landlord’s legal name. If a company uses the full corporate name. Add your business address, phone, and email. If a property manager files, list the manager as the representative. Attach proof of authority. State how you want to receive documents.

3) Respondent details

List each tenant’s full legal name, not nicknames. Add the last known address. Use the rental unit address if you lack a new address. Add any phone numbers and emails you have. If there were subtenants you claim against, explain the basis. Normally, a claim against the tenants named on the lease.

4) Rental premises

Enter the full civic address and unit number. Add the city and postal code. Identify parking or storage if damage occurred. State whether this is a house, apartment, or mobile home site.

5) Legislation and tenancy details

Select the applicable law. Most residential claims fall under the Residential Tenancies Act. For mobile home sites, select the correct act. State the tenancy type: fixed term or periodic. Enter start and end dates. Enter the actual move‑out date. If the tenant abandoned the unit, say so and give the date.

6) Financial basics

Enter the monthly rent and due date. State the security deposit amount and the date received. Confirm whether you paid or owe deposit interest. If you have applied the deposit, note the amount and date of set‑off. Attach a statement of account showing how you handled the deposit. If you are holding the deposit pending this order, say so.

7) Claim summary

Create a clear list of each head of claim. Use one line per item. For each item, provide:

• The amount claimed.
• How you calculated it.
• The evidence you rely on.

For example:

• Unpaid rent for May and June: $2,400. See rent ledger (Exhibit H) and bank records (Exhibit I).
• Cleaning beyond normal: $285. See invoice (Exhibit D) and photos (Exhibit C).
• Wall repairs after large holes: $650. See contractor invoice (Exhibit E) and photos (Exhibit C).
• Locksmith due to unreturned keys: $125. See invoice (Exhibit F) and key receipt (Exhibit G).
• Utilities billed to tenant to move‑out date: $193.74. See bills (Exhibit J).

If repairs are not yet complete, attach two quotes. Explain why you chose a quote and the timing. The officer may award a reasonable estimate. Invoices carry more weight than quotes.

8) Particulars of claim (your narrative)

Write a short, factual story. Keep it chronological. Example:

• You and the tenant signed a fixed‑term lease from July 1 to June 30.
• The rent was $1,200 due on the first of each month.
• A $1,200 security deposit was received on June 15.
• You completed move‑in and move‑out inspections. Reports are attached.
• The tenant failed to pay May and June rent. Ledger attached.
• On move‑out, you found large wall holes and heavy soil in carpets.
• You hired ABC Repairs and Sparkle Clean. Invoices attached.
• You provided a statement of account and requested consent to deductions.
• The tenant refused. You now seek an order.

Avoid opinions. Stick to facts, dates, and documents.

9) Wear and tear check

Briefly state why each item is beyond normal wear. Example:

• Three fist‑sized holes in drywall are not wear and tear.
• Deep red wine stains in the bedroom carpet require spot replacement.
• Heavy grease on kitchen range required professional degreasing.

Tie each point to a photo and an invoice.

10) Mitigation steps

Explain what you did to minimize loss. Example:

• You scheduled repairs within a week to avoid extra rent loss.
• You obtained two quotes and chose the lower, capable vendor.
• For a broken lease, you listed the unit within two days.
• You accepted the first qualified applicant at market rent.

Attach proof of ads and inquiries.

11) Security deposit and interest

Set out how you handled the deposit. Example:

• The deposit was $1,200.
• You calculated interest as required and included it in your statement.
• You requested written consent to apply the deposit to damages.
• No consent was given. You are seeking an order to apply it.

Show the math. Attach your statement of account.

12) Remedy requested

Add the totals. Show your math clearly:

• Total damages: $3,653.74.
• Less security deposit and interest: $1,248.00.
• Balance claimed: $2,405.74.

Ask for:

• A monetary order for the balance.
• Authority to apply the deposit to the damages.
• Costs of the application and service.
• Interest on the award as allowed.

13) Evidence list

Create a numbered exhibit list. Each exhibit should have:

• A short title.
• A date.
• A one‑line description.

Example: “Exhibit C – Photos, taken June 30, before cleaning, Unit 203.”

14) Hearing and contact

Provide your availability for hearings. Confirm you can join by phone or video if needed. Ensure your email and phone are correct. You will receive the notice of hearing at these contacts.

15) Signature and declaration

Read the declaration carefully. You confirm the facts are true to the best of your knowledge. You sign and date the form. If an agent signs, they identify their role. Keep a copy of the signed form for your file.

16) Attach schedules

If the form space is limited, add schedules:

• Schedule A: Rent ledger and bank proof.
• Schedule B: Statement of account and deposit interest.
• Schedule C: Damages table with item‑by‑item breakdown.
• Schedule D: Photos and captions.
• Schedule E: Quotes and invoices.

Reference each schedule in your claim summary.

17) Final checks before filing

• Do your totals add up?
• Does each claim have evidence?
• Are tenant names spelled correctly?
• Is the unit address correct?
• Are inspection reports attached and signed?
• Is your deposit treatment explained?
• Is your narrative clear and concise?

Practical tips

• Keep each claim tied to a document. Every dollar needs a proof point.
• Date your photos and label rooms. Use the same angles for before and after.
• Group receipts by category. Repair, cleaning, utilities, and keys should be separate.
• Avoid lump sums. Break down materials and labour if possible.
• Use clear, neutral language. The officer is your audience.

Common issues to avoid

• Claiming routine painting between tenancies without special cause.
• Upgrading materials far beyond original quality without reason.
• Charging arbitrary “administration fees” with no contractual basis.
• Double‑counting rent loss and utilities for the same period.
• Claiming for pre‑existing damage shown on the move‑in report.

After you file, you will need to serve the tenant. Use a method allowed by the rules. Keep a record of how and when you served. You will need to prove service at the hearing. Bring two copies of all documents to the hearing. One is for the officer. One is a spare.

Remember the time limit to bring your claim. Most tenancy damages must be filed within two years. Do not wait if you plan to rely on quotes. Get repairs done and update your evidence with invoices when available. If you receive payments before the hearing, update your totals and disclose the change.

If there are multiple tenants, name them all. If you only name one, your order may be harder to enforce. If a tenant used a different name, include any aliases you know. Attach proof of identity from the lease or application.

Finally, keep your expectations grounded in proof. The officer will award what you can prove. Organized, complete, and fair claims get better results.

Legal Terms You Might Encounter

• Applicant means the person filing RTDR0006 – Landlord’s Application for Damages. You are asking for an order that the tenant pay money or take specific steps. Your name and contact details must match your ID and any lease documents.
• Respondent means the person or people you are claiming against. In this form, they are the tenants or former tenants. List every adult tenant named on the lease so the order can cover them.
• Tenancy agreement is a lease or rental contract. It sets the rent, term, responsibilities, and who lives in the unit. You will rely on it in RTDR0006 to prove amounts owed and duties breached.
• Security deposit is the money the tenant pays at the start of the tenancy. You must show how you handled it and what you applied it to. In the form, you explain the deposit amount, dates, and any deductions.
• Condition inspection report is the move-in and move-out record. It shows the state of the unit at the start and end of the tenancy. In RTDR0006, you use it to prove damage beyond normal wear and tear.
• Possession refers to who has the right to occupy the unit. If you also seek possession, you may need a separate or combined remedy. In this damage form, note whether the tenant has already moved out.
• Damages are the losses you claim due to the tenant’s breach. Examples include unpaid rent, repair costs, cleaning, and utility arrears. In RTDR0006, you list each damage item and the calculation for each.
• Mitigation is your duty to reduce your loss when reasonable. You should show that you acted to limit costs, like getting repair quotes or re-renting quickly. The form’s narrative and evidence sections support this.
• Service is how you deliver the filed application and materials to the respondent. It ensures the tenant knows about your claim. RTDR0006 relies on proper service so the hearing can proceed.
• Hearing is the session where a Tenancy Dispute Officer reviews evidence and decides. You present your case and answer questions. The information in RTDR0006 sets the scope of that hearing.

FAQs

Do you need a signed lease to file RTDR0006 – Landlord’s Application for Damages?

No. A written lease helps, but you can rely on other proof like rent receipts, messages, and photos. You still need clear facts: who rented, when, rent amount, and what happened.

Do you have to wait until the tenant moves out to claim damages?

No. You can claim unpaid rent and some costs while the tenancy continues. For repairs and cleaning claims, you often need move-out access to document the damage and costs accurately.

Do you have to get three quotes for repairs?

You do not need a set number. One reasonable quote or invoice can be enough if it matches the damage and market rates. More than one estimate can help show your costs are fair.

Do you include normal wear and tear in your damages?

No. Ordinary wear and tear is not recoverable. Focus on damage that goes beyond normal use, such as holes in walls, broken fixtures, or excessive filth.

Do you need to name every tenant on the form?

Yes. List all adult tenants named on the tenancy agreement. If you leave out a tenant, your order may not apply to them.

Do you have to serve the form on the tenant?

Yes. You must serve the respondent with the filed RTDR0006 and supporting documents. Proper service ensures the hearing can proceed and the order is enforceable.

Do you claim for future rent loss?

You can claim for actual rent loss and reasonable re-rental costs. Provide a timeline and evidence of your efforts to re-rent. Do not speculate without support.

Do you need photos and inspection reports?

Yes. Photos with dates and clear labels strengthen your claim. Pair them with move-in and move-out inspection reports so the officer sees the change over time.

Checklist: Before, During, and After the RTDR0006 – Landlord’s Application for Damages

Before signing

• Full legal names of all tenants (respondents) as shown on the lease.
• Your legal name and contact information, including mailing address.
• Property address and unit number.
• Tenancy agreement details: start date, end date or move-out date, rent amount, payment frequency.
• Security deposit amount, date received, and any interest or deductions.
• Move-in and move-out inspection reports and photos, labeled with dates.
• Itemized damages with amounts and calculations.
• Unpaid rent ledger with dates, amounts due, and payments received.
• Utilities owed with statements and meter readings if relevant.
• Invoices, receipts, or estimates for repairs and cleaning.
• Communications with the tenant (emails, texts, letters) about issues and requests to fix.
• Notices served (e.g., rent demand, termination notice), if applicable.
• Timeline of events showing what happened and when.
• Witness names, roles, and short summaries of what they will say.
• Any insurance claims or payouts related to the damage.
• Your preferred hearing format and availability.
• A draft list of exhibits with simple labels (e.g., A1 Lease; A2 Move-in report).

During signing

• Verify you listed every respondent correctly and spelled names right.
• Confirm the property address and unit number match the lease.
• Check each claim line: description, date, amount, and calculation.
• Ensure unpaid rent totals match your ledger.
• Confirm you addressed the security deposit and any deductions.
• Verify your chronology is clear and supports each claim.
• Select the correct remedies you want the officer to order.
• Review your contact information and preferred hearing method.
• Read and accept the declaration that your information is true.
• Sign and date where indicated.
• Make sure the form pages are complete and in order.

After signing

• File RTDR0006 with the dispute resolution service and pay the fee.
• Calendar your service deadline and serve the respondents as required.
• Keep proof of service for each respondent.
• Upload or submit your evidence package by the deadline.
• Send the evidence to the respondents after you file, as required.
• Prepare a short opening statement and organize exhibits for the hearing.
• Confirm witness availability and how they will attend.
• Test your phone or video connection if needed.
• Attend the hearing on time with all documents ready.
• Store the filed form, service proofs, and the final order in your records.

Common Mistakes to Avoid RTDR0006 – Landlord’s Application for Damages

Don’t forget to separate wear and tear from damage.

• Consequence: An officer may reduce or dismiss parts of your claim if it includes normal wear and tear.

Don’t skip proof of service.

• Consequence: Your hearing can be delayed or your application dismissed if the tenant was not properly served.

Don’t claim round numbers without backup.

• Consequence: Unsupported figures weaken credibility and lead to reduced awards. Use invoices, receipts, or clear estimates.

Don’t omit a tenant from the respondent list.

• Consequence: Any order may not bind the missing tenant, which limits enforcement.

Don’t ignore mitigation.

• Consequence: If you do not show steps to limit loss, the officer may reduce rent loss or repair claims.

What to Do After Filling Out the Form

File your application

• Submit RTDR0006 – Landlord’s Application for Damages and pay the fee.
• Get your file number. Keep it on all documents.
• Note deadlines for service and evidence submission.

Serve the respondents

• Serve each respondent with the filed application and any scheduling notice.
• Use an approved service method and document how and when you served.
• Keep an affidavit or written proof of service for each respondent.

Organize your evidence

• Label each exhibit and keep a master list.
• Include the lease, rent ledger, deposit records, inspections, photos, invoices, and communications.
• Make sure photos show scale and dates. Add brief captions for clarity.
• Highlight key items in your rent ledger and damage list.
• Submit your evidence by the deadline and provide it to the respondents.

Prepare for the hearing

• Draft a brief timeline: lease start, issues, notices, move-out, repairs, costs.
• Prepare a clear calculation sheet that totals all claimed amounts.
• Plan who will speak to each issue. If a contractor did repairs, have their invoice and be ready to explain the work.
• Practice a concise opening: what you want and why you are entitled to it.

Amendments and corrections

• If you discover an error or new information, seek to amend your application as early as possible.
• Serve any amended pages on the respondents and keep proof of service.
• Update your evidence list to match any changes.

During the hearing

• Be respectful and direct. Answer questions first, then explain if needed.
• Refer to exhibits by label and page.
• Stick to facts. Avoid opinions unless you have expertise or a foundation.
• Take notes on any directions or deadlines set by the officer.

After the hearing

• Review the written order carefully. Note any payment schedule or deadlines.
• If the order includes conditions for you, meet them on time.
• If you receive payment, issue a receipt and update your ledger.
• If payment does not arrive, consider enforcement options available through the courts.
• Keep copies of all communications about payment or compliance.

Settlements and withdrawals

• If you and the tenant settle before the hearing, document the terms in writing and follow the service’s process to close or adjust the file.
• If you withdraw, do it formally and notify all parties.
• Keep the settlement agreement and proof of any payments.

Record keeping

• Store the filed RTDR0006, evidence index, exhibits, proof of service, and the order.
• Keep digital backups. Use clear file names and dates.
• Update your internal procedures based on lessons learned, such as inspection photo standards or rent ledger templates.

Practical tips

• Use a simple spreadsheet for rent and damages. Include dates, descriptions, amounts, and totals.
• Photograph each room from multiple angles at move-in and move-out. Use consistent naming.
• For cleaning or repair claims, add before-and-after photos and invoices.
• For rent loss, show advertising dates, inquiries, and viewings to prove mitigation.
• Keep communications professional and concise. Assume they may be exhibits.