1. The Problem: Eviction Errors Are Expensive
In British Columbia, a landlord cannot end a tenancy simply because the relationship has become difficult. You need a lawful ground under the Residential Tenancy Act (RTA), the correct notice form, proper service, and evidence.
Most failed evictions are not because the issue wasn’t real—it's because the landlord used the wrong notice, served it incorrectly, or couldn’t prove the facts.
“Common sense” does not replace the RTA. If your paperwork is incorrect, the eviction can fail even when the tenant is clearly in breach.
2. Lawful Grounds + Notice Types (BC)
BC eviction notices generally fall into three core lanes: unpaid rent/utilities, “cause” (breaches), and landlord/purchaser use. Always use an approved RTB form.
| Eviction Lane | Typical RTB Notice | High-Level Use Case | Evidence You Must Have |
|---|---|---|---|
| Unpaid Rent / Utilities | 10 Day Notice to End Tenancy (RTB-30) | Rent late or utilities unpaid after written demand | Ledger, bank proof, written demand (if utilities), proof of service |
| Cause / Breach | One Month Notice to End Tenancy (RTB-33) | Repeated late rent, disturbances, damage, illegal activity, etc. | Incident log, warnings, witness statements, photos/videos, police file (if any) |
| Landlord / Purchaser Use | Landlord’s Use / Purchaser’s Use notice (RTB-32 series) | Occupancy by landlord or close family, or purchaser occupancy | Good-faith plan, supporting documents, compensation handling, proof of service |
2.1 One Month Notice for Cause (RTA s.47)
Common lawful grounds include: repeated late rent, significant disturbance to others, extraordinary damage, or illegal activity. The notice must be specific—dates, events, what happened, and what evidence supports it.
2.2 Landlord / Purchaser Use of Property (RTA s.49)
Landlord-use notices must be given in good faith for the permitted purposes. Tenants served a three or four month notice for landlord or purchaser use are entitled to one month’s rent as compensation (or last month free), and tenants can dispute the notice.
Eviction notices are not “threats.” They are legal documents. Write them like evidence, not emotion.
3. Defensive Protocol: The Eviction Workflow (Step-by-Step)
Step 1 — Diagnose the lane (rent / cause / landlord-use)
- Rent late? Start with RTB-30 (10-day) and a clean rent ledger.
- Breach/behaviour? Use RTB-33 (1-month) after documenting warnings and incidents.
- Landlord/purchaser occupancy? Use RTB-32 series with good-faith documentation and compensation planning.
Step 2 — Build the evidence file BEFORE service
- Chronology (one page) with dates, what happened, and who witnessed it
- Documents: warnings, emails, texts, incident reports, invoices
- Photos/videos (label with date + short description)
- Tenant ledger + payment proof (for rent-related files)
Step 3 — Use the approved RTB form (no custom templates)
Use the RTB form number that matches the eviction lane. If you use the wrong form, you are volunteering to lose.
Step 4 — Serve correctly + complete Proof of Service
Service methods are prescribed. Keep proof (photo of posted notice, registered mail tracking, witness statement, etc.) and complete the RTB Proof of Service form immediately.
Step 5 — Assume the tenant will dispute
Prepare your hearing package early. If the tenant disputes, your evidence quality—not your frustration—wins.
4. Service + Proof of Service (The Most Common Failure Point)
Service is where many “valid” evictions collapse. Use permitted service methods and document it properly.
- Personal service (handed to tenant)
- Registered mail (keep tracking)
- Posting on the door (photo + date/time + witness if possible)
- Email only if the tenant has provided email as an address for service
If service cannot be proven, the RTB may treat the notice as never delivered. Proof of Service is your insurance policy.
Proof of Service checklist (practical) □ Serve using a permitted method □ Take photo/video evidence of service (where applicable) □ Save tracking numbers / delivery confirmation (mail/courier) □ Complete RTB-34 Proof of Service immediately □ Add to the "Hearing Package" folder the same day
5. Tenant Disputes + Hearings (Plan for it)
Tenants in BC have the right to dispute a Notice to End Tenancy within the dispute period set by the RTA and RTB process. When a dispute is filed, the eviction generally pauses until a decision is made.
How to win the hearing (without drama)
- Submit a clear timeline (one page)
- Attach only relevant evidence; label it logically
- Bring witnesses (or signed statements) for key facts
- Show you acted reasonably: warnings, chances to comply, documented communications
Research Founder’s standard: Treat every file as if it may become a tribunal record. You are not just “ending a tenancy”—you are proving why the law permits it.
6. Failure Points: Why Landlords Lose at the RTB
6.1 Wrong notice / wrong form
Using the wrong RTB form or mixing “cause” with “landlord-use” narratives is a common reason for dismissal.
6.2 Vague allegations
Statements like “tenant is disruptive” without dates, examples, and evidence are weak. Specificity wins.
6.3 Poor service evidence
No Proof of Service means your case starts damaged. Take service seriously.
6.4 No paper trail of reasonableness
For behaviour issues, warnings and documented attempts to resolve issues help prove fairness and credibility.
The RTB decides on evidence. If your documentation is thin, your outcome is unpredictable.
7. Templates (Copy/Paste)
7.1 Incident log entry (for “cause” evictions)
INCIDENT LOG ENTRY Date/Time: Location: What happened (facts only): Who witnessed (names + contact): Evidence attached (photo/video/email/police file #): Tenant notice/warning sent? (yes/no, date): Next step:
7.2 One-page hearing timeline (structure)
HEARING TIMELINE (ONE PAGE) 1) Tenancy start date: 2) Key events (chronological): - YYYY-MM-DD: Event + evidence reference - YYYY-MM-DD: Event + evidence reference 3) Notices served: - Notice type + RTB form # + served date + method + proof 4) Remedy attempts: - Warnings, meetings, written requests to comply 5) What you are asking the RTB to order:
7.3 Service photo filename standard
YYYY-MM-DD__Service__RTBForm#__Method__Address Example: 2026-01-12__Service__RTB-33__PostedOnDoor__1234MainSt-Unit2.jpg
8. FAQ (Top 20) — Evictions in BC
Q1: Can I evict a tenant just because I want them out?
No. You need a lawful ground under the RTA and must use the approved RTB notice form.
Q2: What form is used for “cause” evictions?
One Month Notice to End Tenancy (RTB-33) is commonly used for cause-based evictions.
Q3: What is the biggest reason landlords lose evictions?
Wrong form, bad service (no proof), and weak evidence (vague allegations without dates/documents).
Q4: Can a tenant dispute an eviction notice?
Yes. Tenants can dispute a Notice to End Tenancy within the RTB/RTA dispute period, which can pause enforcement until a decision is made.
Q5: Is a text message enough evidence?
Texts can help, but you should build a structured evidence file: incident log, warnings, emails, photos, witness statements, and proof of service.
Q6: Can I email the notice to the tenant?
Only if the tenant has provided email as an address for service. Otherwise use permitted service methods (personal service, mail, posting, etc.).
Q7: Should I try mediation or warnings first?
Yes for most behaviour issues. Warnings and documented attempts to resolve issues improve credibility at a hearing.
Q8: What is “proof of service” and why does it matter?
It’s evidence you served the notice properly. If you can’t prove service, the RTB may treat the notice as not delivered.
Q9: Can I evict for repeated late rent?
Repeated late payment can be a lawful ground under “cause,” but it must be documented with a rent ledger and prior warnings.
Q10: Can I evict for disturbing other tenants?
Potentially, yes—if the disturbance is significant and you can prove it with logs, complaints, witness statements, and records of your response.
Q11: What counts as “extraordinary damage”?
Damage beyond normal wear and tear, supported by photos, contractor estimates, and inspection reports.
Q12: Can illegal activity be grounds for eviction?
Yes, but you need credible evidence (police file numbers, witness statements, documented events).
Q13: If I sell, can I evict the tenant?
Only in specific cases (e.g., purchaser occupancy under the RTA). A sale alone does not automatically end a tenancy.
Q14: Do landlord-use evictions require compensation?
Tenants who receive a three or four month notice for landlord or purchaser use are entitled to one month’s rent compensation (or last month free), per RTB guidance.
Q15: What if the tenant refuses to accept the notice?
Use a permitted service method that does not require acceptance (e.g., posting, registered mail) and document it with proof.
Q16: Should I include every complaint in my hearing package?
No. Include only relevant, well-organized evidence. Too much unrelated material can weaken clarity.
Q17: Can I change locks to force a move-out?
No. Self-help evictions create serious legal risk. Use the legal process.
Q18: How early should I prepare the evidence file?
Before you serve the notice. Assume a dispute will happen and build the file first.
Q19: What’s the safest way to write the reason for eviction?
Facts only: dates, what happened, who witnessed, and what evidence exists—avoid emotion or assumptions.
Q20: What is the strongest overall advice for landlords?
Eviction is the last resort. If it’s necessary, use the correct RTB form, serve properly, document everything, and prepare as if you will be reviewed by an arbitrator.
References & Official Sources
- BC Residential Tenancy Act (RTA) — Landlord’s notice: cause (s.47) and landlord/purchaser use (s.49)
https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/02078_01 - BC RTB — Types of evictions (overview + correct notice categories)
https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies/ending-a-tenancy/evictions/types-of-evictions - RTB Form RTB-33 — One Month Notice to End Tenancy (cause)
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/residential-tenancies/forms/rtb33.pdf - RTB Form RTB-34 — Proof of Service (Notices to End Tenancy)
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/residential-tenancies/forms/rtb34.pdf - BC RTB — Tenancy forms hub (current forms list)
https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies/calculators-and-resources/tenancy-forms - BC RTB — Receiving an eviction notice (compensation note for landlord/purchaser use)
https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies/ending-a-tenancy/evictions/receiving-an-eviction-notice - RTB Policy Guideline 2A — Ending a tenancy for occupancy by landlord / close family
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/residential-tenancies/policy-guidelines/gl02a.pdf
Compliance note: This module is educational and does not constitute legal advice. If you are dealing with violence, criminal activity, or complex landlord-use scenarios, consult a lawyer familiar with BC tenancy law before serving notice.
Closing: Finish Strong
If you’ve completed the core modules, you now have a full landlord workflow—from setup, marketing, screening, leasing, deposits, and finances through to disputes and evictions.
The goal is not “more evictions.” The goal is fewer problems—because your process prevents most disputes before they start.
— Jimmy Ng, Research Founder, LandlordPass.com