RTB-12T-CT Tenant’s Application for Dispute Resolution Current Tenancy

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

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

This is the standard application a tenant uses to start a formal dispute about an active tenancy. You use it to ask a tribunal decision-maker to resolve problems while you still live in the rental unit. The form opens a legal file, schedules a hearing, and lists the orders you want. It also records the facts, your evidence, and the names of everyone involved.

Who typically uses this form? Tenants do. That includes any named tenant on the tenancy agreement, or a co‑tenant. An authorized agent, advocate, or lawyer can complete it for you. If more than one tenant is on the lease, you can apply together. You must also name all landlords or owners you want orders against.

Why would you need this form? Because you want enforceable orders and a clear decision. Informal requests and emails can help, but they are not binding. This application brings your dispute before an independent decision-maker who can order repairs, compensation, and other remedies. You also use it to challenge a landlord’s notice to end the tenancy within strict timelines.

Typical usage scenarios include these. Your landlord has not fixed heat, hot water, or plumbing after reasonable notice. You face repeated unlawful entries or harassment. A rent increase does not follow the rules, or you are charged illegal fees. The landlord cuts a service included in the rent, like parking or laundry, and refuses a rent reduction. You were locked out or your locks were changed without consent. You paid for emergency repairs and want reimbursement. Pests, mould, or safety issues continue despite requests. You received a notice to end tenancy and want it cancelled. You want compensation for loss of quiet enjoyment due to ongoing disruption. You want an interim order that restores essential services or delays an eviction until a hearing.

This form is for current tenancies. If your tenancy has already ended, you would use a different application focused on past tenancies. If you are unsure, check whether you still have the right to possess the unit today. If yes, this is the right form.

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

You use this form when informal steps fail or when timing is critical. For example, your landlord gives you a notice to end your tenancy. You believe the notice is not valid. You file this application quickly to cancel the notice. Some notices have short dispute windows measured in days. Do not wait. Act as soon as you receive the notice.

You also use it when essential services stop. If heat, hot water, or electricity is off and the landlord will not act, you can ask for an urgent hearing. You can request an interim order to restore services while the case proceeds. Explain the health and safety risk and attach proof.

Maintenance and repairs are common reasons. If you have reported a leak, pests, or mould and nothing changes, apply. Include photos, dated messages, and inspection notes. You can ask for a repair order and a rent reduction for the period you lost use or comfort. If you spent money on emergency repairs, you can ask for reimbursement.

Rent increases and fees also lead to applications. If the landlord raises rent without proper notice or over the legal limit, you can apply to have the increase set aside. If you paid the increase under protest, you can claim a refund of the overpayment. If you are charged illegal fees or deposits, you can seek a monetary order.

Lockouts and access problems require quick action. If you are locked out, apply and ask for an interim order to restore access. Attach proof of tenancy and the lock change. You can also apply if the landlord changes entry rules or denies parking or storage that was part of your tenancy.

Quiet enjoyment issues are another fit. If you face repeated unlawful entries, threats, or ongoing construction noise without proper notice or mitigation, apply. Ask for an order to stop the conduct and, if justified, a rent reduction or compensation.

Typical users are tenants in apartments, basement suites, houses, or manufactured home sites. Co‑tenants can apply together. If your landlord is a company, you still use the same form. You must name the company and any known agent. The process is the same whether your rent is market or subsidized, as long as the tenancy law applies.

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

This application launches a formal administrative proceeding under provincial tenancy law. It is not a contract. It is the first step to a binding decision called an order. A neutral decision-maker hears both sides and issues written reasons. The order can direct someone to do or stop doing something. It can award money. It can cancel a notice to end tenancy. It can reduce rent. It can include deadlines.

The result is legally binding. Enforceability rests on statute and tribunal authority. The tribunal sets hearing procedures, evidence timelines, and service rules. If a party does not comply with the order, the other party can file it with the court for enforcement. Monetary orders can be enforced like civil judgments. Orders about possession or access can be enforced using the proper court enforcement steps. You should keep the original order and proof of service for enforcement.

Natural justice principles apply. Each party must have a chance to present evidence and respond. The standard of proof is on a balance of probabilities. As the applicant, you carry the burden to prove your claims. If you seek to cancel a landlord’s notice, the landlord will need to prove the notice is valid. Always support your position with documents, photos, logs, and witnesses.

Deadlines matter. There are strict timelines to file certain applications, to serve documents, and to deliver evidence before the hearing. The notice of hearing sets the evidence deadline. If you miss a deadline, your evidence may be excluded, or your case may be dismissed. If you need an urgent or interim order, you must explain why the delay will cause serious harm.

You can request accommodations if you need them for the hearing. You can also request an interpreter. The hearing usually happens by phone or online. You will receive instructions in your notice of hearing.

The tribunal can reconsider a decision in narrow cases, such as new evidence that was not available or a clear procedural error. There is also a limited path to ask a higher court to review the process. These routes have strict timelines and grounds. Do not rely on them to fix a weak case. Focus on a complete and organized application.

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

Follow these steps. Work through them in order. Keep copies of everything.

1) Confirm you have the right form

• Use this form only if your tenancy is still active today. If you have already moved out, you need a different form.
• You must be a tenant or co‑tenant. Subtenants can also apply if they have a direct tenancy with the landlord.

2) Define your goals

• Write a plain statement of what you want the tribunal to order.
• Make each request specific and measurable. For example: “Order the landlord to restore hot water within 48 hours.” Or “Order a rent reduction of $150 per month from March 1 to June 30.”

3) Gather your core documents

• Tenancy agreement and any addendums.
• Photos and videos with dates.
• Texts, emails, and letters to and from the landlord.
• Rent receipts and bank statements.
• Notices to end tenancy or rent increase notices.
• Inspection reports, work orders, or invoices.
• A simple timeline of key events.

4) Complete the applicant information

• List your full legal name and contact details. Use a mailing address you check often.
• If there are co‑tenants, list them as co‑applicants. If possible, have all co‑applicants sign.
• If you want communications by email, give a reliable email and confirm you consent to email service.

5) Identify the respondent(s) accurately

• Name every landlord you want orders against. Include all owners listed on the tenancy agreement.
• If a company owns the unit, use the full legal name of the company.
• If a property manager acts for the owner, list the owner as the respondent and note the manager as the agent. If unsure, list both.
• Use the address for service shown in your tenancy agreement. If none, use the best-known business or mailing address.

Tip: Misnaming the landlord can delay or derail your case. Check the tenancy agreement, rent receipts, and any official notices for exact names.

6) Fill in tenancy details

• Provide the rental unit address, including unit number and postal code.
• List the move‑in date, rent amount, rent due date, and payment method.
• State what your rent includes, like heat, hydro, parking, or storage.
• Record deposits paid and the amounts. Include pet deposit if applicable.

7) Select the issues and orders you want

• The form lists common issues. Check every box that applies to your case. Do not rely on one catch‑all box.
• Typical tenant orders include:
• Repair and maintenance orders.
• Orders to restore services and facilities included in the rent.
• Orders to stop unlawful entry or harassment.
• Rent reduction for loss of use or quiet enjoyment.
• Monetary order for compensation or reimbursement.
• Order cancelling a notice to end tenancy.
• Orders about deposits or illegal fees.
• Permission for an alternative service if you cannot serve the landlord by the usual methods.
• If the precise order you need is not listed, use the “other” field and write it clearly.

8) State the facts clearly

• Provide a short, chronological summary. Use dates and facts, not opinions.
• Example: “On January 5, I reported no heat. On January 7, the landlord said a contractor would attend. No one attended. On January 10, the temperature in the unit was 13°C.”
• Link each fact to an exhibit. Write “See Exhibit A: photos” after the sentence that refers to those photos.

9) Draft your remedies in precise terms

• Write each requested order as a separate, numbered item.
• Include deadlines or amounts. Example: “Order a rent reduction of $200 per month for March through May, total $600.”
• If you seek an ongoing order, define the condition that ends it. Example: “Until heat is restored.”

10) Prepare your monetary claim (if any)

• Itemize each amount with a short explanation and date.
• For overpaid rent due to an invalid increase, show the monthly overpayment and the months affected.
• For emergency repair costs, list receipts and explain why the repair was urgent and necessary.
• For loss of quiet enjoyment, explain the harm and how you calculated the amount. Be reasonable and tie it to evidence.
• Attach receipts and proof of payment for every item. Make a simple spreadsheet if helpful.

11) Request an interim or urgent order if needed

• Use this only if delay will cause serious harm, such as no heat, lockout, or imminent eviction.
• Explain what will happen if the decision-maker does not act before the hearing.
• Ask for precise temporary relief, such as restoring access or staying an eviction until the hearing.
• Attach proof that supports urgency.

12) Identify witnesses

• List witnesses who can speak to key facts. Explain what each will cover.
• Witnesses should attend the hearing. If a witness cannot attend, prepare a signed statement and be ready to explain why they are unavailable.
• If you need a summons for a reluctant witness, ask early.

13) Organize your evidence as schedules

• Create an index. Number each exhibit (A, B, C…) or use 1, 2, 3.
• Group similar documents together: photos, messages, invoices, notices.
• Mark each page with the exhibit label and page number. Example: “Exhibit B, page 3 of 10.”
• Keep only relevant material. Do not bury the decision-maker in duplicates or side issues.

14) Accessibility and interpretation needs

• If you need an interpreter or other accommodation, request it in the application.
• State the language or the nature of the accommodation. Do this early.

15) Fee and fee waiver

• Pay the application fee when you file. Keep the receipt.
• If you cannot afford the fee, apply for a waiver with supporting financial details.
• In your remedies, ask for the respondent to reimburse the fee if you succeed.

16) Review, declare, and sign

• Read the declaration at the end of the form. You confirm the facts are true to the best of your knowledge.
• Sign and date the form. If there are co‑applicants, have them sign where possible.
• If you sign on behalf of someone else, include written authorization.

17) File the application

• File the form and all attachments using an accepted filing method.
• You will receive a notice of hearing with the date, time, and instructions. It will set deadlines for serving your package and exchanging evidence.

18) Serve the respondent properly

• Serve the landlord or company by an allowed method. Use the address for service in the tenancy agreement if possible.
• Keep proof of service, such as a delivery receipt or affidavit of service.
• Respect service time rules. Some methods add days for delivery. Factor that into your timing.

19) Meet the evidence deadline

• Deliver your evidence to the decision-maker and the respondent by the deadline in the notice of hearing.
• If you add new evidence later, you may need permission to use it. Do not assume late evidence will be accepted.

20) Prepare for the hearing

• Draft a short opening statement: who you are, what you want, and why.
• Practice explaining your timeline in five minutes.
• Have exhibits ready. Note the page where each key fact appears.
• Be ready to discuss the settlement. If you settle, you can ask for a consent order to make it binding.

21) After the hearing

• Read the written decision and order carefully. Note any deadlines.
• If the other side does not comply, you can enforce the order through the courts. Keep proof of service.
• If you believe there is a serious procedural error or new evidence that could not be obtained earlier, review the options and timelines for seeking a reconsideration or review.

Practical tips as you complete the form:

• Accuracy beats volume. Clear facts and a few strong documents work better than a large, unfocused package.
• Name the right party. If the owner is a company, sue the company, not just the manager.
• Be consistent. Dates, amounts, and details should match across the form and exhibits.
• Focus on current tenancy issues. If you also have past tenancy claims, start a separate application for those.
• Ask for what the tribunal can order. Do not request penalties or remedies outside its powers. If unsure, frame the request as an order to comply with tenancy law, a rent reduction, or a monetary award supported by evidence.

If you follow these steps, you will give the decision-maker what they need: clear facts, proper parties, specific remedies, and organized proof. That raises your chances of a timely, enforceable result.

Legal Terms You Might Encounter

Applicant means the person who starts the dispute. On this form, you are the applicant. You set out your claims and the remedies you want.

Respondent means the person you are applying against. Here, the respondent is your landlord or property manager. You must list their correct legal name and contact details on the form.

Dispute resolution is the formal process in which a decision-maker hears both sides. This form starts that process. You will receive a hearing date after filing.

Remedy is the specific outcome you ask for. Common remedies include an order to repair, a monetary order, or an order of possession. You must list each remedy on the form.

Monetary order is a decision that someone must pay money. If you claim costs or compensation, you are asking for a monetary order. You must show how you calculated the amount.

Order of possession gives or confirms the right to possession of the rental unit. Tenants usually seek to cancel or vary such an order. If you ask for related relief, state it clearly.

Evidence is what you use to prove your claim. Examples include photos, receipts, messages, and witness statements. This form asks you to identify your evidence and how it supports each remedy.

Service means formally delivering documents to the other side. You must serve the application and any evidence by approved methods. The form asks for details about the service and timelines.

Proof of service is your confirmation that you served the documents. It could be a declaration or a delivery record. Keep it. You may need to file or present it.

Burden of proof is your duty to show that your claims are more likely than not. The decision-maker will look for clear facts and documents. The form helps you organize those facts.

Limitation period is the deadline for bringing certain claims. Some claims cannot be made after a set time. Use the form to mark dates that show you acted in time.

Adjournment is a postponement of the hearing. You can request one for good reasons. If needed, explain the reason and provide any supporting documents.

FAQs

Do you need to attach all the evidence when you file?

It is best to prepare your evidence early. You do not need to attach everything at the moment of filing. You must, however, serve all evidence on the respondent by the deadline set with your hearing notice. If you already have key items, list them on the form and keep them organized. Add more as needed before the deadline. Do not submit late evidence without permission. Late evidence may be refused.

Do you need your landlord’s exact legal name?

Yes. You should use the legal name that appears on your tenancy agreement or rent receipts. If a company manages the property, write the company’s full legal name. If you are unsure, review your tenancy documents and any notices you received. Use the same contact details used for notices and rent. Incorrect names can delay your case or make orders hard to enforce.

Do you have to pay a filing fee?

Yes, there is a filing fee for most applications. If you cannot afford it, you can request a fee waiver due to financial hardship. If you receive a monetary order, you can ask that the respondent reimburse your fee. Keep proof of payment.

Do you have to serve the landlord yourself?

You are responsible for ensuring service is done correctly. You can serve documents yourself or ask someone else to do it for you. Use an approved method and meet the service deadline. Keep proof of service. The decision-maker may dismiss your case if you do not serve properly.

Do you need to include witnesses?

You do not need witnesses, but they can help. If a person saw key events or has first-hand knowledge, consider asking them to testify. Write a short summary of what each witness will say. Confirm their availability for the hearing date. If you need someone to attend who is reluctant, you can request an order requiring attendance.

Do you have to attend the hearing in person?

Hearings may be held by phone or online. Your notice will tell you how to join. Test your technology in advance. Find a quiet space and bring all documents. If you need help with technology or an accommodation, ask as soon as possible.

Do you need to include all your claims in one application?

Include all related issues from the same tenancy that you want decided at the hearing. If you forget a claim, you may need to amend your application or file a new one. That can cause a delay. Review your documents and timeline before submitting.

Do you get a written decision?

Yes. You will receive a written decision after the hearing. It will state the facts found, the reasons, and any orders. Keep it safe. Follow any steps in the decision, such as payment deadlines or next actions for enforcement.

Checklist: Before, During, and After

Before signing

• Tenancy details: Full names of all tenants on the agreement, unit address, tenancy start date, and current status.
• Landlord details: Full legal name(s), business name if any, and service address.
• Agreement and notices: Tenancy agreement, condition inspection reports, written notices, demand letters, and any prior orders.
• Payment records: Rent receipts, bank statements, e‑transfers, and screenshots showing amounts and dates paid.
• Communications: Emails, texts, letters, and call logs about repairs, access, rent, or other issues.
• Evidence: Photos, videos, expert reports, estimates, invoices, and work orders. Label each item with date and context.
• Damages and costs: A clear list of amounts claimed and how you calculated each one.
• Timeline: A simple list of key dates. For example, when you reported issues and when responses occurred.
• Witnesses: Names, contact details, and a one-line summary of what each witness will say.
• Availability: Dates you cannot attend a hearing in the next 8–12 weeks.

During signing

• Names and addresses: Check spelling and include middle initials or legal suffixes if used. Confirm the unit number.
• Tenancy status: Mark “current tenancy” and confirm the start date and whether you still live there.
• Issues and remedies: Select the correct grounds and write specific remedies. Avoid vague requests. Example: “Monetary order for $1,250 for loss of use from April 1–30” and “Order to complete plumbing repair in bathroom within 7 days.”
• Amounts: Double-check math. Tie each amount to a document or event.
• Dates: Confirm service dates, incident dates, and deadline calculations.
• Evidence list: Note key items now, even if you will add more later. Use labels that match your files.
• Service method: Choose an approved method you can complete on time. Plan who will do it.
• Contact information: Provide a phone and email you monitor daily. Authorize someone to speak on your behalf if needed.
• Signature: Sign and date. If filing electronically, follow the signature instructions exactly.
• Fee waiver: If you need it, complete that section and be ready to show income details.

After signing

• • Filing: Submit the form through the accepted channel. Pay the fee or file your fee waiver request.
  • Confirmation: Save the receipt or confirmation page. Note your file number.
  • Hearing notice: Watch for your notice. It will include the date, time, and joining instructions.
  • Service on respondent: Serve the application, hearing notice, and any required documents by the deadline. Use an approved method.
  • Proof of service: Keep delivery records and any declarations. You may need to file them.
  • Evidence preparation: Put your evidence in order. Use clear file names and page numbers. Prepare a short summary for each remedy.
  • Calendar: Add the service deadline and hearing date to your calendar. Set reminders one week and two days before each.
  • Storage: Keep a clean electronic folder and a paper set. Back up your files.
  • Follow-ups: Request any needed accommodations or interpretation early. Confirm witness availability.

Common Mistakes to Avoid

Don’t forget to name the correct respondent. Using a nickname or a manager’s first name can cause problems. If the wrong party is named, your order may not be enforceable.

Don’t skip service proof. Serving late or without proof risks dismissal. Keep delivery records and note dates. If you cannot prove service, the hearing may not proceed.

Don’t claim vague remedies. “Fix everything” is not enough. State exactly what you want and by when. Vague requests may be denied or delayed.

Don’t ignore deadlines. Evidence and service deadlines matter. Late submissions may be refused. Missing a hearing can lead to dismissal.

Don’t overstuff your evidence. Huge, disorganized files hurt your case. Use only relevant, legible documents. Label each item and tie it to your claim.

What to Do After Filling Out the Form

File the application

• Submit the signed form and pay the filing fee. If you need a fee waiver, file that request with your application.
• Save the confirmation and your file number. You will need it for all communications.

Serve the respondent

• After you receive your hearing notice, serve the respondent. Include the application, hearing notice, and any initial evidence if required.
• Use an approved method and meet the service deadline counted from the hearing date.
• Keep proof of service. Save tracking records, delivery confirmations, or a signed declaration.

Organize your case

• Build a clear evidence package. Group items by issue. Number pages. Use a short index.
• Prepare a brief statement. In five minutes or less, explain what you want and why.
• List your remedies. Match each remedy to the evidence you have.
• Confirm witness attendance. Send them the hearing details and your expected questions.

Manage deadlines

• Mark the evidence submission deadline on your calendar. Aim to serve evidence several days early.
• If you discover new evidence late, ask for permission to add it. Explain why it was unavailable earlier.

Ask for accommodations if needed

• If you need interpretation, accessibility support, or extra time, request it as soon as possible.
• Provide any information needed to support your request.

Consider amendments

• If you missed a key claim or made a factual error, request to amend your application. Do this early.
• Serve any amended materials to the respondent and keep proof.

Prepare for the hearing

• Test your phone or online setup in advance. Have a backup plan.
• Keep your documents open and labeled. Print a copy if that helps you focus.
• Be ready to answer questions about dates, amounts, and how you calculated your claim.

After the decision

• Read the decision carefully. Note any deadlines in the order.
• If you are awarded money, follow the steps in the decision to collect.
• If repairs or other actions are ordered, track compliance. Document progress with photos and messages.
• Store the decision in your records. Share it with any co‑tenants who need to know.

If you need to withdraw or settle

• If you settle, put the terms in writing and sign. Notify the tribunal that you are withdrawing, if required.
• Keep proof of any payments made under a settlement. If the other side does not follow the terms, you may need to take further steps.

If you miss the hearing

• Contact the tribunal immediately and explain why. You may request to reopen or reschedule in limited situations.
• Provide any proof that supports your reason for missing the hearing.

Keep everything organized

• Maintain a single folder with your form, evidence, service proof, and decision.
• Back up electronic files. If someone else helps you, share access securely.