RTB-30 – 10 Day Notice to End Tenancy For Unpaid Rent or Utilities

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

What is an RTB-30 – 10 Day Notice to End Tenancy for Unpaid Rent or Utilities?

The RTB-30 is the official 10 Day Notice a residential landlord uses to end a tenancy when a tenant has not paid rent or has failed to pay utility charges they owe under the tenancy agreement. It is a statutory notice. When you serve it correctly, it starts a 10-day countdown to the tenancy ending, unless the tenant pays the full amount owing within five days or files a dispute within that same five-day window.

You use this form only for residential tenancies covered by provincial law. It does not apply to commercial leases or short-term accommodation. The form is built for unpaid rent that is overdue now, and unpaid utilities that have been outstanding for at least 30 days. The intent is simple: give the tenant a clear, final chance to cure the arrears or challenge the notice. If they do neither, you can seek an order of possession to legally regain the unit.

Landlords, property managers, and authorized agents typically use this form. Tenants do not complete it, but they should understand how it works because it outlines their options and deadlines to keep their housing.

You need this form if your tenant has failed to pay rent by the due date and remains in arrears, or if they owe utility charges under the tenancy agreement that have been unpaid for 30 days or more. The RTB-30 is not a warning letter. It is the legal notice that can end the tenancy if the tenant does not act within the statutory timelines.

Typical usage scenarios

Rent is due on the first of the month. You do not receive rent on time. On the second day (or later), you may serve the RTB-30 for unpaid rent. If the tenant’s electricity charges are their responsibility under the tenancy agreement, and you paid the bill in your name and invoiced the tenant, you may also issue the RTB-30 for unpaid utilities once those charges are at least 30 days overdue. The form states the exact amounts due, how to pay, when the tenancy will end if not cured, and how the tenant can dispute.

The document includes space for tenant names, the rental unit address, the type and amount of arrears, the date rent/charges were due, service details, and the termination date. It also states the tenant’s rights to pay or dispute within five days. Once served, deadlines start based on when the tenant is deemed to have received the notice.

When Would You Use a RTB-30 – 10 Day Notice to End Tenancy for Unpaid Rent or Utilities?

You use the RTB-30 as soon as rent goes unpaid past its due date, or when utility charges owed by the tenant have remained unpaid for at least 30 days. For rent, you do not need to wait any number of days after the due date. For utilities, you must wait until those charges are 30 days or more overdue. If your tenancy agreement requires the tenant to reimburse you for utilities, the RTB-30 can address those unpaid reimbursements as long as they meet the 30-day threshold.

Here are practical scenarios. Your tenant pays monthly rent on the first. On the first, nothing arrives. On the second, the rent is still unpaid. You may serve the RTB-30 on the second or any day after. If the tenant gave you a cheque that later bounced, the rent is still unpaid. You can serve the RTB-30 once you learn of the NSF. If the tenant owes you for hydro charges you paid on their behalf and, according to your invoice to them under the tenancy agreement, the reimbursement has been outstanding for more than 30 days, you may include those unpaid utility charges on the notice as well.

This form is for residential landlords and property managers. Business owners who rent out residential units also use it. Tenants do not issue this form, but they receive it and must decide whether to pay, dispute, or vacate. If you are a co‑landlord or a property management company, any authorized agent can sign and serve the notice. If there are multiple tenants on the lease, you should name and serve all adult tenants.

Do not use the RTB-30 for reasons other than nonpayment. If the tenant has breached a different term, created disturbances, or if you need the unit back for another reason, other forms and timelines apply. Also, do not use it to demand future rent that is not yet due. The form is tied to specific overdue amounts as of the notice date.

Legal Characteristics of the RTB-30 – 10 Day Notice to End Tenancy for Unpaid Rent or Utilities

The RTB-30 is legally binding because provincial law authorizes landlords to end a tenancy for unpaid rent or utilities by giving a 10-day notice that meets statutory requirements. It is enforceable when it is accurately completed, properly served, and sets a termination date that respects the timing rules. The tenant’s rights are built into the process. They can stop the notice by paying all arrears within five days after receiving it. They can also apply for dispute resolution within five days. If they do neither, you can apply for an order of possession based on the notice.

Enforceability rests on several elements. The arrears must be eligible: rent that is past due, and utility charges the tenant owes under the tenancy agreement that have remained unpaid for 30 days or more. The amounts must be stated clearly and correctly. You must not include charges that are not rent or eligible utilities, such as late fees, NSF fees, repair costs, security deposit top-ups, or future rent. If you overstate the amount or include ineligible charges, a decision-maker can set the notice aside.

Service is critical. The 10 days run from the day after the tenant is deemed to have received the notice, not the day you prepared it. Deemed service depends on how you deliver it. If you hand it directly to the tenant or to an adult at the unit, it is received that day. If you post it on the door or put it through a mail slot, it is deemed received several days later. If you mail it, it is deemed received five days after mailing. If you fax it or email it (email only if both sides agreed in writing to email service), deemed receipt occurs after a fixed number of days. You must add those “deemed service” days before counting the 10 days to termination, and also before counting the five days for the tenant’s right to pay or dispute. Deadlines are in calendar days.

The notice voids automatically if the tenant pays all the unpaid rent (and any eligible utility charges listed) within five days after they receive the notice. “All” means the full amount shown as required to cancel the notice. If they pay only part within five days, the notice is not canceled. If they apply for dispute resolution within five days, enforcement pauses until there is a decision. If they do not pay and do not dispute by day five, you can apply for an order of possession and, if needed, a monetary order for the arrears.

You cannot remove the tenant yourself. Lockouts, shutting off utilities, or seizing property without an order are not allowed. If the tenant does not leave by the termination date and you have an order of possession, a court bailiff enforces it. Accepting money after serving the notice requires attention. If the tenant pays in full within five days, the notice is canceled. If payment arrives after five days, you may still pursue possession based on the notice. But if you accept rent that covers a period after the termination date, you risk waiving the notice. If you intend to proceed, do not accept rent for a period beyond the termination date unless you clearly agree in writing that the payment does not reinstate the tenancy.

The RTB-30 is a serious step. If you make mistakes—wrong dates, wrong amounts, missing tenants, improper service—the notice can be set aside. Take the time to calculate dates, verify the ledger, and serve correctly.

How to Fill Out a RTB-30 – 10 Day Notice to End Tenancy for Unpaid Rent or Utilities

Start by confirming you have the right form and the right reason. Use RTB-30 only for unpaid rent or for utility charges the tenant owes under the tenancy agreement that have been unpaid for at least 30 days. Have your tenancy agreement, rent ledger, and any utility invoices ready.

Step 1: Identify the parties and the rental unit.

Write the full legal names of all adult tenants exactly as they appear on the tenancy agreement. If there are multiple tenants, list each one. Use the complete civic address of the rental unit, including unit number, street, city, and postal code. Accuracy matters for service and enforcement. In the landlord/agent section, write your legal name or the business name authorized to manage the tenancy. If you are a property manager, include your company name and your own name as the authorized signatory.

Step 2: State the type of arrears and the amounts.

Indicate whether the notice is for unpaid rent, unpaid utilities, or both. For rent, state the monthly rent and the due date (for example, “Rent of $1,800 due on the 1st of each month”). Then state the amount of rent unpaid as of the notice date. Reference the rental period it covers (for example, “Unpaid rent for April 1–30, 2025: $1,800”).

For utilities, confirm they are tenant’s responsibility under the tenancy agreement and that the amount has been unpaid for at least 30 days. State the type of utility (for example, electricity, gas, water), the billing or reimbursement period, the date it became due from the tenant, and the unpaid amount. If you paid the utility provider and invoiced the tenant under the agreement, list the invoice date and amount. Do not include late fees, NSF fees, or other charges that are not rent or eligible utility charges. Those items require a separate process.

Step 3: Calculate the “Amount required to cancel this notice.”

Add together only the unpaid rent and eligible unpaid utility charges. This total is the amount the tenant must pay within five days after they receive the notice to cancel it. Do not add late fees, future rent, damage claims, or other non-eligible amounts. If the tenant paid part of the rent already, reflect the net unpaid balance. Keep your math simple and traceable to your ledger.

Step 4: Choose a termination date and ensure it complies with timing rules.

The termination date must be at least 10 days after the tenant is deemed to have received the notice. Deemed receipt depends on how you serve it. Here is how to think about it:

• If you hand the notice directly to the tenant (or to an adult at the unit), the tenant is deemed to have received it that day. Start counting from the next calendar day. The termination date must be the 10th day after that start.
• If you attach the notice to the door or put it through the mail slot, it is deemed received several days later. Add those deemed-service days first, then count 10 more days to set the termination date.
• If you mail the notice, it is deemed received on the fifth day after mailing. After those five days, count 10 additional days to set the termination date.
• If you fax or email (only if both sides have agreed in writing to service by email), add the applicable deemed-service days before counting to 10.

Days are calendar days, not business days. The day of deemed receipt is day zero. Count from the next day. It is acceptable to choose a termination date later than the minimum; it is not acceptable to choose one earlier. When in doubt, add extra time.

Example 1 (personal service): You hand the notice to the tenant on May 2. Deemed receipt is May 2. Day 1 is May 3. The earliest termination date is May 12, end of day.

Example 2 (mail): You mail the notice on May 2. Deemed receipt is May 7 (five days later). Day 1 is May 8. The earliest termination date is May 17, end of day.

Example 3 (posted to door): You attach the notice to the door on May 2. Deemed receipt occurs several days later. After those deemed-service days, begin counting 10 days to set the termination date.

Step 5: Complete the tenant payment and contact instructions.

Clearly indicate how and where the tenant can pay the arrears to cancel the notice. Provide acceptable payment methods (for example, e-transfer to a specified address, certified cheque or money order, or another agreed method) and where to deliver funds. If you accept e-transfers, include the recipient name and email, any required security answer, and whether auto-deposit is enabled. If you accept in-person payment, give an address and a window of hours. List a phone number and email for questions. Clarity reduces disputes about whether the tenant could pay within five days.

Step 6: Include the tenant’s rights language.

The form sets out that the tenant can cancel the notice by paying the total within five days after receiving it, or they can apply for dispute resolution within five days. Make sure the form shows the correct amount and that these rights are legible. Do not add terms that undermine these rights. You cannot shorten the five-day period or add conditions to payment.

Step 7: Sign and date the notice.

Sign the form and print your name. Include your title if you are an agent. Date the notice on the day you sign. Your signature confirms the information is accurate to the best of your knowledge.

Step 8: Serve the notice properly and record service details.

Choose a service method you can prove. Serving all named tenants is best practice. Service methods commonly used include personal delivery to the tenant, delivery to an adult at the rental unit, attaching to the door or putting it through the mail slot, mailing it, faxing it, or emailing it if both sides agreed in writing to email service. On the form, record the method used and the date you served or sent it. Keep a copy of the notice and your proof of service, such as a photo of the posted notice, a mailing receipt, a fax confirmation, or an email with timestamp.

Step 9: Keep supporting documents.

Attach or keep ready the rent ledger and any utility invoices referenced. While you do not have to attach them to the notice, you will need them if the tenant disputes or if you apply for an order of possession and a monetary order. If you list multiple utility items or multiple months of rent, consider attaching a simple schedule that itemizes each amount and date due.

Step 10: Manage the five-day window and next steps.

From the day after deemed receipt, the tenant has five days to either pay the full amount or file a dispute. If the tenant pays the full amount within five days, the notice is canceled automatically. Confirm receipt in writing and update your ledger. If the tenant files a dispute within five days, participate in the hearing and bring your documents. If the tenant does not pay and does not dispute by day five, you can apply for an order of possession and a monetary order for the arrears. Do not self-evict. If you receive a late payment after day five and you still intend to regain possession, do not accept rent that covers a period after the termination date unless you are prepared to reinstate the tenancy.

Common pitfalls to avoid are straightforward. Do not include ineligible charges in the “amount required to cancel this notice.” Do not set a termination date that ignores deemed-service rules. Do not serve only one of multiple tenants when all are on the agreement. Do not leave out the unit number or misstate the address. Do not rely on email service unless you already have written consent from the tenant agreeing to email service. Do not accept cash without giving a receipt. Above all, make sure your totals are correct and your timelines are conservative and clear.

Real‑world example: You manage a fourplex. Unit 3’s rent of $1,600 due on June 1 is unpaid on June 2. You hand the RTB-30 to both adult tenants on June 3 at 6 p.m. Deemed receipt is June 3. Day 1 is June 4. You set the termination date to June 14. The “amount required to cancel this notice” is $1,600. You list payment methods: e‑transfer to an auto‑deposit address and money order to your office. On June 6, you receive the full $1,600 e‑transfer. You confirm in writing that the notice is canceled and the tenancy continues. If no payment had arrived by June 8 and no dispute had been filed, you would apply for an order of possession.

Utility example: Your tenancy agreement requires the tenant to reimburse you for water charges billed to you by the strata. You invoiced the tenant on March 15 for $120, due March 31. On May 1, the $120 remains unpaid. You may include this $120 on a RTB-30 served on or after April 30 because it is now 30+ days overdue. If you also have unpaid April rent, you can include both the April rent and the $120 utility charge in the same notice. The tenant must pay both within five days to cancel the notice.

If you follow these steps—correct reason, accurate amounts, conservative dates, proper service—you will have a strong, enforceable notice that clearly tells the tenant what they must do and by when.

Legal Terms You Might Encounter

• Arrears: These are unpaid amounts that are overdue. On this form, arrears can be rent or utilities. You enter the unpaid total and the period it covers. Your number should match your records and receipts.
• Base rent: This is the agreed monthly rent before fees or utilities. The amount in arrears usually starts with base rent. Make sure it matches your tenancy agreement and ledger.
• Utilities: These are services like electricity, gas, water, or internet. Utilities belong on this form only if the tenant agreed to pay them. List any unpaid utilities separately so the total is clear and traceable.
• Due date: This is the date rent or utilities were required to be paid. Your arrears calculation starts the day after the due date. Use the due date in your agreement or the bill for utilities.
• Notice to end tenancy: This is a legal notice to end the tenancy for nonpayment. The RTB-30 is the specific notice used for unpaid rent or utilities. It tells the tenant why, how much is owed, and the proposed end date.
• Effective date: This is the date the tenancy ends, if the notice stands. Do not guess the date. Count from the date of service and respect any service timelines. The effective date goes on the form.
• Service of notice: Service is how you deliver the notice to the tenant. Valid service methods are outlined in tenancy rules. The date of service affects when the notice takes effect. Record how and when you served it.
• Response period: This is the short window for a tenant to act. The tenant can pay, dispute, or do nothing. The response period runs from the service date, not the date you signed. Keep proof of the service date.
• Order of possession: This is a decision that can return possession of the rental unit to you. If the tenant does not respond or the notice is upheld, you can apply for one. Keep your completed notice and service proof for that process.
• Monetary order: This is a decision about money owed. It can include rent arrears, utilities, and possibly fees. Your form and ledger support this request. Keep your numbers consistent across documents.

FAQs

Do you need to attach proof of the arrears with the notice?

You do not need to attach proof to serve the notice. But you should keep proof in your file. Keep the rent ledger, receipts, and utility bills ready. You may need them if the notice is challenged later.

Do you issue one notice per tenant or one per rental unit?

Issue one notice per tenancy agreement. Name all tenants listed on the agreement. Use the same notice for co-tenants. Serving only one co-tenant can create enforcement problems later.

Do you count weekends and holidays in the 10 days?

Count calendar days unless stated otherwise. The service method can add time before counting starts. Check the service rules before you set the end date. When in doubt, allow extra time.

Do you have to accept payment after serving the notice?

You can accept payment, but it has legal effects. Full payment within the response period can stop the notice. Partial payment may affect the notice if not documented. Use a written plan if you accept partial payment.

Can you email the notice to the tenant?

Only if the tenant has agreed in writing to receive documents that way. Without that agreement, use a permitted service method. Keep clear proof of emailing or delivery, including time and date.

Do you file the notice with any authority when you serve it?

You do not file the notice when you serve it. You keep it and your proof of service. You file it only if you apply for a decision later. Treat it like an important legal document.

Can you include late fees, pet fees, or damages in the arrears?

Include only amounts that are rent or utilities owed. Do not mix in deposits, damage claims, or disputed fees. If the arrears number includes non-rent items, the notice may fail. Keep those issues separate.

Do you need to warn the tenant before serving this notice?

No prior warning is required for arrears. The notice itself is the formal warning and demand. That said, clear communication can resolve issues. A polite reminder before service can sometimes avoid the notice.

Checklist: Before, During, and After the RTB-30

Before you sign

• Tenancy agreement copy with all tenants’ names.
• Full civic address of the rental unit.
• Rent ledger showing charges, payments, and running balance.
• Utility bills, statements, or meter records if utilities are owed.
• Due dates for rent and utilities for the period at issue.
• Total arrears calculation with a clear breakdown.
• Any written agreements about payment methods or utility responsibility.
• Current contact information for each tenant on the agreement.
• Decision on service method you will use, with a plan to prove it.
• Calendar ready to calculate service and effective dates.

During signing

• Confirm the tenancy address and unit number are accurate.
• List every tenant named in the tenancy agreement.
• State the reason as unpaid rent, unpaid utilities, or both.
• Enter the arrears total and show the period dates clearly.
• Check that the due date you rely on matches the agreement.
• Set an effective date that respects service timelines.
• Choose a valid service method and note it on the form.
• Sign and date the notice. Print your name clearly.
• If attaching a breakdown, label it and keep a copy.
• Review the form once more for typos and missing fields.

After signing

• Make at least two copies: one to serve and one to keep.
• Serve the notice using a permitted method.
• Record the service date, time, place, and method.
• If hand-delivered, note who accepted it and where.
• If mailed or posted, keep receipts and photos if used.
• Calendar the response period and the effective date.
• Prepare your ledger and bills in case of a dispute.
• Avoid changing the served notice. Issue a new one if needed.
• Store the original and proof of service in a safe place.
• Monitor payments and communications from the tenant.

Common Mistakes to Avoid

Don’t forget to list all tenants on the agreement.

• Consequence: You may not be able to enforce against everyone. You might need to start again.

Don’t include non-rent amounts in the arrears total.

• Consequence: The notice can be set aside. You may lose time and face delays.

Don’t miscount the service timeline when setting the end date.

• Consequence: The notice can be invalid. You may need to re-serve and restart the clock.

Don’t rely on an unapproved service method, like unsupported email.

• Consequence: Service may be invalid. The notice may fail even if arrears are clear.

Don’t accept partial payment without a written plan.

• Consequence: You may waive or confuse your rights. The status of the notice can become unclear.

What to Do After Filling Out the Form

1. Serve the notice promptly and correctly. Use a permitted service method. Keep solid proof of delivery, including dates and details. Your proof will support any later application.
2. Track the response period from the date of service. Calendar the deadline. Note two triggers: payment in full and a dispute filing. Either can change what happens next. Keep communications factual and polite.
3. If you receive full payment within the response period, confirm receipt in writing. State whether the notice is withdrawn. If you are continuing the notice, say why. Align your ledger with any payment received.
4. If you receive a partial payment, document it clearly. Decide whether to accept it and on what terms. Use a written payment plan if you choose to accept installments. Make sure it aligns with your goals.
5. If the tenant files a dispute, gather your evidence. Prepare your rent ledger, utility bills, payment history, and the notice. Include your proof of service. Stay organized and be ready to explain your numbers.
6. If there is no payment and no dispute by the deadline, plan your next step. You can apply for a decision concerning possession and arrears. Use your completed notice and service proof in that application.
7. Do not alter the original notice after it has been served. If you spot an error, issue a new notice. Serve the new notice and restart your timelines. Keep both versions for your records.
8. If you need to amend details before service, do it cleanly. Create a corrected notice. Check dates and amounts again. Discard drafts that contain errors to avoid confusion.
9. Provide copies on request to any co-tenant. Keep each tenant equally informed. Consistent communication reduces confusion and disputes. Avoid side arrangements with one tenant only.
10. Continue to record rent and utilities after serving the notice. Update your ledger daily if needed. Distinguish between amounts covered by the notice and new charges. That separation helps in any later hearing.
11. If you reach a settlement, put it in writing and have everyone sign. State the amount, dates, and how the notice will be handled. Confirm how future payments will work. Store the agreement with your file.
12. If the tenancy ends, complete a move-out inspection. Document the condition of the unit with photos and notes. Keep these separate from arrears documents. You may need both sets of records later.
13. If the tenant vacates early and pays, confirm closure in writing. Provide a final statement. Return any balances that are due. Archive your file for the required retention period.
14. Maintain professional tone in all messages. Avoid threats or pressure. Stick to facts: amounts, dates, and next steps. Clear, calm communication supports your case.
15. If utilities are the only arrears, ensure they are the tenant’s responsibility. Use the tenancy agreement to confirm. Attach copies of unpaid bills if you apply later. Keep your totals accurate and current.
16. If multiple months are unpaid, show each month clearly. List the due date and amount for each month. Add a subtotal and verify the final total. Check your math twice.
17. If the tenant pays after the response period, consider your options. You can proceed or work out a plan. Put any decision in writing. Keep your goals and timelines in mind.
18. If you need to re-serve, update all dates and check your method. Do not reuse an old copy. Ensure names and addresses are correct. Repeat your record-keeping steps.
19. If you change your mind and want to withdraw the notice, do it in writing. Tell the tenant clearly that the notice is withdrawn. Keep a copy of the withdrawal. Update your calendar and ledger.
20. Stay consistent across all documents. The amounts on your notice, ledger, and application should match. Inconsistencies can undermine your case. Resolve gaps before you file anything.
21. If you plan to apply for possession, note any deadlines. Late applications can cause delays. Prepare your package early. Check your documents once more before filing.
22. If you must communicate during the response period, keep proof. Save emails, texts, and letters. Summarize phone calls in a memo to file. Date and sign your notes.
23. If you manage multiple units, standardize your process. Use the same ledger format and checklists. Train any staff on service methods. Consistency reduces errors and risk.
24. If you use a representative, share the full file. Include the notice, service proof, and ledger. Explain any unusual events. A clear handoff can save time and cost.
25. If you believe safety or property damage is at risk, separate that issue. Use the appropriate process for urgent concerns. Do not mix urgent claims with arrears notices. Keep your approaches clean and focused.
26. If you are unsure about timelines, give yourself a buffer. Pick the most reliable service method available. Count days carefully and log every step. Precision prevents invalid notices.
27. If you must speak with a co-signer, stick to payment facts. The notice still goes to the tenant. Keep privacy rules in mind. Limit any disclosures to what is necessary.
28. Finally, secure your records. Store physical files in a safe place. Back up digital files and label them clearly. You may need these records months later.