RTB-33 – One Month Notice to End Tenancy

Jurisdiction: Canada — British Columbia

What is an RTB-33 – One Month Notice to End Tenancy?

The RTB-33 is a standardized notice used in British Columbia. It lets a landlord end a tenancy in one month for cause. “Cause” means a legal reason listed in the Residential Tenancy rules. You do not use this form for unpaid rent. You also do not use it for the landlord’s use of the property or renovations. Those situations use different notice periods and forms.

This form is typically used by landlords and property managers. You may be a small landlord with one suite. You may be a property manager for multiple units. Either way, you use this form when you have a qualifying cause. Tenants do not fill out this form. Tenants receive it. Tenants then decide if they will accept it or dispute it.

You may need this form if the tenant has broken a material term. You may need it if there are repeated disturbances. You may need it if there is illegal activity or a serious risk. You may need it if the tenant no longer qualifies for a subsidized unit. You may need it if the tenancy was part of a job and the job ended. You may also need it if occupancy has become unreasonable.

Typical scenarios

A tenant plays loud music most nights. Neighbors complain, and warnings have not helped. A tenant has caused substantial damage and refuses to stop the conduct. A tenant has been repeatedly late paying rent. A tenant or guest has engaged in illegal activity on-site. A tenant no longer meets a program’s eligibility rules. A caretaker’s employment ended and housing was part of the job. In these cases, you may serve a one-month notice using RTB-33.

If you are a tenant who receives an RTB-33, take it seriously. The notice carries legal consequences. You have a short deadline to dispute it. If you do nothing, the tenancy will end on the date in the notice. You will need to move out by that date. If you believe the notice is invalid, you can apply to dispute it.

The RTB-33 is a formal document. It has checkboxes for legal reasons. It also has spaces to state facts and dates. It requires accurate service for the tenant. It requires the correct notice period. Errors can void the notice. Careful completion is essential for both sides.

When Would You Use an RTB-33 – One Month Notice to End Tenancy?

Use this form only when a recognized cause applies. One common example is repeated late rent. The tenant has been paying late for many months in a row. You document the pattern. You may have warned the tenant in writing. The late payments disrupt your operations. A one-month notice for cause may be justified.

Another frequent case is unreasonable disturbance. A tenant hosts loud gatherings late at night. The noise continues after warnings. Other occupants cannot sleep or work. You have written to the tenant and set expectations. Nothing changes. A one-month notice for cause may be appropriate.

Serious risk or damage also supports this notice. A tenant disables smoke detectors. A tenant stores flammables on a balcony. A tenant has caused significant water damage. The conduct puts the property or others at risk. You act promptly and use a one-month notice for cause.

Illegal activity is another cause. A tenant or guest deals drugs from the unit. There is evidence of theft or violence. The activity harms safety or quiet enjoyment. The one-month notice may be used in these cases. You do not need to wait for criminal charges. You do need credible evidence.

You also use this notice when a tenant no longer qualifies for a subsidized unit. For example, income is above program limits. Or household composition no longer meets the criteria. You attach proof of the change in eligibility. The one-month notice can be served for this reason.

Employment-related housing is another scenario. A caretaker’s tenancy was tied to their job. The job ends. The tenancy can be ended with a one-month notice. You should include details of the employment term. You should attach the employment agreement if you have it.

Overcrowding can justify a one-month notice. The number of occupants exceeds a reasonable limit. You have set a clear occupancy term in the agreement. You gave a written demand to reduce the number. The tenant has not complied. The notice can be served to restore safe occupancy.

Finally, there is a failure to comply with a material term. The tenant breaches a key rule of the agreement. You gave a written demand to comply within a reasonable time. The tenant did not correct the breach. You can then give the one-month notice for cause. Material terms include pet rules, smoking bans, or parking rules that affect others.

Do not use this form for unpaid rent or utilities. That situation uses a 10-day notice. Do not use this form for the landlord’s personal use or major work. Those who use longer notice periods. If you are unsure, identify the exact reason first. Match the reason to the correct form and notice period.

Legal Characteristics of the RTB-33 – One Month Notice to End Tenancy

The RTB-33 is legally binding when used correctly. It flows from the Residential Tenancy rules in British Columbia. It is enforceable because the law authorizes a landlord to end for cause. It sets strict reasons and procedures. The form captures those reasons and procedures.

Enforceability depends on several factors. You must choose a valid legal reason. You must describe the facts that support that reason. You must calculate the effective date properly. You must serve the notice in a permitted way. You must name all tenants correctly. You must sign and date the notice. Errors in any of these can make the notice invalid.

Timing is critical for legality. The effective date must allow at least one clear month. For a monthly tenancy, it usually must end on the day before rent is due. If rent is due on the first, the notice should end on the last day of the month. You must also add service time. The tenant needs a full month after deemed receipt. If you miscount, the notice can be set aside.

Service rules protect both sides. Personal service is allowed. Posting at the door or dropping through a mail slot is permitted. Mailing is permitted. Email is only allowed if both sides agree in writing. Each method has a “deemed received” date. You must add that time to your calculations. Keep proof of how and when you served the notice.

Tenants have the right to dispute the notice. The deadline is short. It is usually 10 days after the tenant receives the notice. If the tenant files in time, the notice is on hold. An adjudicator will review the evidence. The landlord must prove the cause and service. The tenant can defend and raise issues. The decision will confirm or set aside the notice.

If the tenant does not dispute in time, the notice stands. The tenancy ends on the effective date. The tenant must move out by that date. If they do not move, the landlord can seek an Order of Possession. Only a court bailiff can enforce a writ. Landlords must not change locks or remove property themselves.

Good faith matters. A landlord must not use this notice for an improper purpose. Retaliation for a lawful tenant action is not allowed. Discrimination is not allowed. A landlord must not use this to avoid rent increase rules. Bad faith conduct can lead to monetary orders. The notice could also be set aside.

Some causes require prior written demand. For breach of a material term, you must first give a written demand to comply. The demand must allow a reasonable time to fix the breach. It should warn that failure can lead to a one-month notice. Without that demand, the notice may fail. This step is not needed for serious issues like illegal activity.

Evidence drives outcomes. Keep logs of disturbances. Keep copies of warning letters. Gather photos of damage. Save emails, texts, and incident reports. For subsidized units, keep the eligibility assessment. For employment housing, keep the employment agreement. Clear evidence will support enforceability.

Joint tenancies need careful handling. You must name all tenants on the notice. Service to one named tenant can bind all in some cases. But proper naming avoids disputes. Subtenancies also have special rules. If you are a head tenant, confirm your authority. Serve both the subtenant and the landlord if required.

How to Fill Out an RTB-33 – One Month Notice to End Tenancy

Follow these steps to complete and serve the form correctly.

1) Confirm that a one-month cause applies.

• Identify the exact reason that fits the facts.
• Do not use this form for unpaid rent or landlord use.
• Confirm if a prior written demand is required.
• If required, prepare and serve that demand first.

2) Gather key information and evidence.

• Full legal names of all tenants on the agreement.
• Rental unit address and any unit number.
• Your legal name and contact information.
• Dates of incidents, warnings, and outcomes.
• Copies of warnings or compliance demands.
• Photos, logs, and witness statements, if available.
• Program or employment document,s if relevant.

3) Complete the party information section.

• Enter the rental unit address, including postal code.
• List every tenant named on the tenancy agreement.
• Use legal names and correct spellings.
• Enter the landlord’s full legal name.
• If a company uses the legal entity name.

4) Select the correct legal reason.

• The form lists specific cause categories.
• Check the box that best matches your cause.
• Examples include repeated late rent, disturbances, or damage.
• Other boxes include illegal activity or safety risk.
• There are boxes for subsidized housing and employment housing.
• Select only the reasons you can prove.

5) Describe the facts clearly and briefly.

• Use dates, times, and specific conduct.
• State how the conduct breached the agreement or law.
• Link your facts to the reason you checked.
• Note any written warnings or demands to comply.
• Explain any failure to comply within the set time.
• Avoid opinions and stick to evidence.

Sample language for repeated late rent:

• “Rent was due on the first of each month.”
• “Payments were late on March 8, April 10, and May 12.”
• “Written warnings were sent on April 11 and May 13.”
• “The late payments continued after warnings.”

Sample language for disturbances:

• “Loud music and gatherings occurred on March 18 and March 25.”
• “Security logged noise at 11:45 p.m. and 1:20 a.m.”
• “Neighbors in 302 and 304 filed written complaints.”
• “A written demand to comply was given on March 26.”
• “Disturbances continued on April 2 and April 6.”

6) Set the effective date correctly.

• Count one full rental month after deemed receipt.
• For month-to-month, end on the day before rent is due.
• Example: Rent is due on the first. The end date is the last day.
• If delivered mid-month, add the next full month.
• Fixed terms can end early for cause. Use a date at least one month out.
• When in doubt, choose the later valid date.

7) Account for service method timing.

• Personal service is received the same day.
• Posting to the door or mail slot adds extra days.
• Mailing adds extra days to be safe.
• An Email needs written consent to be valid.
• Add the service days before counting the one month.
• Document how you served the notice.

Example count for posting to the door:

• You posted on April 5.
• Deemed received three days later, April 8.
• Rent is due on the first. End date must be May 31.

8) Complete the landlord contact and signature block.

• Print your name and provide a phone or email.
• Sign and date the form.
• If an agent signs, note their authority.
• Keep a copy with your signature for your records.

9) Complete the service details.

• Indicate how you served the notice.
• Note the date and time of service.
• If you posted, note the door and unit number.
• If you mailed, note the address used.
• Attach a proof of service document if you have one.
• Consider a witness for posting or hand delivery.

10) Review for accuracy and completeness.

• Check names, addresses, and dates.
• Confirm the reason box matches your facts.
• Confirm the effective date is valid.
• Confirm service method is permitted and documented.
• Correct errors before serving. Do not alter after service.

11) Serve the notice on the tenant.

• Use one permitted method only. Or use more than one for backup.
• Serve each named tenant if possible.
• If tenants share a unit, posting at the unit can be effective.
• Avoid slipping under doors if unsafe or prohibited.
• Keep calm and professional during service.

12) Keep an evidence package ready.

• Copy of the signed RTB-33.
• Proof of service details and any witness notes.
• All supporting documents and photos.
• Tenancy agreement and any amendments.
• Prior warnings and compliance demands.

13) After service, track the dispute window.

• The tenant has 10 days to dispute.
• If they dispute, you will get a hearing date.
• Prepare to present evidence at the hearing.
• If they do not dispute, the notice stands.

14) Plan next steps based on response.

• If the tenant agrees to move, confirm move-out logistics.
• Arrange a move-out inspection near the end date.
• If the tenant stays past the end date, apply for possession.
• Do not change locks or remove items without an order.

Special considerations for common causes:

• Repeated late rent: Show a pattern, not a single incident.
• Material term breach: Show your prior written demand to comply.
• Disturbance: Provide logs and third-party complaints if available.
• Damage or risk: Provide photos and repair invoices.
• Illegal activity: Provide incident reports or credible statements.
• Subsidized unit: Provide eligibility results or program letters.
• Employment housing: Provide the job agreement and termination note.

Common pitfalls to avoid:

• Picking the wrong form or notice period.
• Setting an invalid end date for the rental period.
• Failing to add service time to your count.
• Naming only one tenant when there are two or more.
• Using email without a written consent agreement.
• Giving vague facts without dates or documents.
• Failing to warn when a warning is required.

If you are the tenant receiving this notice, act quickly. Check the reason and the facts. Check the dates and service method. You can apply to dispute within the deadline. Gather your evidence. Examples include proof of payment, witness letters, or medical notes. You can also talk with the landlord to resolve the issue. If you agree to move, confirm the move-out date in writing.

If you are a landlord, stay professional and precise. Use the form only when the cause fits. Provide clear facts. Follow the service rules. Keep records. These steps protect your position if there is a dispute. They also support a smoother transition for all parties.

Finally, do not modify the form’s legal language. Fill in the blanks and check the boxes as designed. Attach extra pages if you need more space for facts. Label attachments with the tenant name, unit, and date. Reference attachments in the form text. Clear documentation helps everyone understand what happened and why the notice was issued.

Legal Terms You Might Encounter

You will see specific words on RTB-33. Understanding them helps you complete the form correctly. “Tenancy agreement” means the contract between you and your tenant. RTB-33 relies on what that agreement says, especially the “material terms.” A “material term” is a key rule in the agreement. Breaking it can justify a one-month notice if the breach is serious. “Substantial interference” describes behaviour that seriously affects others’ quiet enjoyment. Noise, threats, and ongoing disturbances may qualify when proven. “Illegal activity” refers to unlawful conduct at the unit that affects safety, security, or property. The form asks you to identify the specific activity and show facts. “Cause” is the reason you give for ending the tenancy. On RTB-33, you must choose a permitted cause and explain it in detail. “Notice period” is the required lead time before the tenancy ends. You must count time using the form’s rules and the accepted service methods. “Service” means how you deliver RTB-33 to the tenant. The method you choose affects when the clock starts. “Effective date” is the end date you put on the form. It must follow the notice period and the counting rules. “Vacate” means the tenant must move out and return possession by the effective date. If they do not, you may need an “order of possession.” An “order of possession” is a decision from the tribunal that lets you regain the unit. You request it through dispute resolution if needed. “Dispute resolution” is a hearing process where either side can challenge the notice. The tenant may file within a short timeline. “Landlord’s agent” is a person authorized to act for the landlord. If an agent signs or serves RTB-33, they should be named clearly on the form.

FAQs

Do you need to give a reason on RTB-33?

Yes. RTB-33 is a cause-based notice. You must select a permitted reason and give facts. Generic statements are not enough. Describe what happened, when it happened, and how it breaches the agreement or the law. Use dates, times, and specifics. Attach or reference evidence you can produce later.

Do you have to warn the tenant before using RTB-33?

Often, you should give a written warning first. It shows fairness and can resolve the issue. Some causes may justify immediate action without a prior warning. Still, warnings help your case if the tenant disputes. Keep copies of all warnings and communications.

Do you need to align the effective date with the rent due date?

Not always. RTB-33 has its own timing rules. Your effective date must respect the minimum notice period and the service rules. Do not guess. Count the days based on the method of service you will use. If unsure, choose a later date rather than the earliest possible date.

Do you have to include all tenants on the notice?

Yes. Name every tenant on the tenancy agreement. If multiple tenants are responsible, each must receive service. If you miss someone, your notice can fail. List full legal names as they appear on the agreement. Serve each tenant using an accepted method.

Do you need evidence when you serve RTB-33?

You do not attach evidence to the form itself. But you should already have it. If the tenant disputes, you need to present proof. Gather logs, photos, videos, letters, inspection notes, and witness statements. Keep them organized and dated. Good records support your position.

Do you have to count service time when setting the effective date?

Yes. The service method affects the “deemed received” date. You must add any required extra days to your count. Then ensure the notice period still fits. Many invalid notices fail because the landlord forgot to add service time. Set your effective date only after you finish the count.

Do you use RTB-33 for unpaid rent?

Typically, no. Unpaid rent has a different notice. RTB-33 is for specific causes like serious breaches, interference, or illegal activity. If the issue is late or missing rent, use the correct form for that situation. Using the wrong form risks dismissal.

Do you need to serve one RTB-33 per unit or per tenant?

You need a notice that names all tenants in the same unit. Then you must serve each tenant. Keep a separate proof of service for each. If you have more than one unit, complete separate forms for each tenancy. Do not combine unrelated tenancies on one notice.

Do you need to withdraw RTB-33 if the tenant cures the problem?

If the issue gets fully resolved and you agree to continue the tenancy, you can withdraw the notice. Confirm the withdrawal in writing. Keep a record in the file. If the problem repeats, you may issue a new notice with new dates and new evidence.

Do you need to attend a hearing if the tenant disputes RTB-33?

Yes. Be ready to present your evidence and witnesses. Bring the tenancy agreement, the notice, and proof of service. Prepare a clear timeline. Stick to facts. If you do not attend, the notice can be set aside. Always read the hearing instructions as soon as you receive them.

Checklist: Before, During, and After

Before signing

• Identify the correct cause available on RTB-33.
• Review the tenancy agreement and highlight the breached clauses.
• Gather evidence: photos, logs, letters, inspection notes, witness statements.
• Confirm dates of incidents and any prior warnings.
• Confirm the tenant names and the unit address as written on the agreement.
• Decide who will sign: landlord or authorized agent.
• Choose your service method and note the service timing rules.
• Pre-calculate the earliest effective date using the chosen service method.
• Prepare a file note explaining your reasoning and facts.
• Check for any overlapping actions (e.g., repairs, other notices).
• Consider whether alternative solutions could resolve the issue.

During signing

• Verify the property address and unit number.
• Enter the full legal names of all tenants on the agreement.
• Select the correct cause on RTB-33. Do not mix causes.
• Write a concise, factual description of the issue.
• Include dates, times, and references to evidence you can provide later.
• Fill in the effective date only after you finish your service-time count.
• Add the name and contact details of the person to contact.
• Sign and date the notice. Confirm your title or role if you are an agent.
• Review every field for accuracy and legibility.
• Make copies for each tenant and for your file.

After signing

• Serve each tenant using your chosen service method.
• Complete a proof of service for each tenant.
• Update your file with the service date and method for each person.
• Re-check the effective date against the actual service date.
• Calendar key deadlines, including any dispute window and hearing dates.
• If the tenant contacts you, document all communications.
• Prepare your evidence package in case of dispute resolution.
• Inspect the unit as allowed, with proper notice, if relevant to the cause.
• If the tenant vacates early, confirm the move-out in writing.
• After possession returns, complete move-out documentation and condition notes.
• Securely store the full file: notice, service proofs, evidence, and correspondence.

Common Mistakes to Avoid

• Using the wrong notice for the problem.

Don’t use RTB-33 for issues it does not cover. Consequence: Your notice can be set aside, and you lose time.

• Miscounting the effective date.

Don’t forget to add service time before calculating the notice period. Consequence: The effective date becomes invalid.

• Leaving out a tenant or misspelling names.

Don’t omit any tenant listed on the agreement. Consequence: Improper service can void the notice.

• Vague reasons without facts.

Don’t rely on conclusions or opinions. Consequence: You may lose at a hearing due to weak evidence.

• Serving by an unacceptable method.

Don’t use a service method that the process does not allow. Consequence: The notice may be deemed not served.

What to Do After Filling Out the Form

Serve the notice. Choose an accepted method and serve each tenant. Record how and when you served. Keep copies of everything. Complete a proof of service for each tenant, signed by the server.

Reconfirm your timing. Based on the actual service date, redo your count. Check that the effective date still works; if it does not, prepare and serve a corrected notice.

Organize your evidence. Create a clean timeline of events. Label each piece of evidence. Include the tenancy agreement and any warnings sent. Prepare witness summaries, if any.

Monitor responses. Tenants may contact you to resolve the issue. Document all conversations in writing. If you reach a resolution, decide whether to withdraw the notice. Confirm any agreement in writing, signed by both sides.

Prepare for dispute resolution. If a tenant files a dispute, read the notice of hearing promptly. Follow the instructions for submitting evidence on time. Practice a concise opening statement. Focus on facts, dates, and the specific cause you selected.

Manage possession. If the tenant vacates, conduct a proper move-out. Document the condition of the unit with photos and a checklist. Collect keys and confirm the surrender of possession in writing. If the tenant does not vacate, consider applying for an order of possession.

Handle deposits and accounts. Complete final statements. Consider lawful deductions with supporting evidence. Send statements and any balance within the required timelines.

Close and store the file. Keep the notice, proofs of service, evidence, hearing records, and correspondence. Store securely for your retention period. Good files protect you if questions arise later.

If you discover an error. Do not rely on a defective notice. Issue a new, corrected RTB-33 and serve it properly. Note the superseded notice in your records. If a hearing is already scheduled, decide whether to proceed or withdraw based on the corrected path.

If circumstances change. If the underlying issue is resolved and you want to continue the tenancy, withdraw the notice. If the issue escalates, record new events and consider your options. Update your file with every change.