Which grounds are covered?
The notice can be used when the landlord intends in good faith to demolish the rental unit, convert the residential property to strata lots or a qualifying housing co-operative, convert the rental unit to a non-residential use, or convert it into a caretaker, manager or superintendent's unit where the statutory conditions apply. The landlord must have all permits and approvals required by law before giving the notice. Wanting to sell, renovate, or change tenants is not itself a valid RTB-29 ground.
Four months' notice and a 30-day dispute period
The effective move-out date generally must be at least four months after the tenant receives the notice, fall on the proper end of the rental period and not be earlier than the end of an applicable fixed term. For a tenancy with rent due on the first, the move-out date ordinarily falls on the last day of a month. A tenant who disagrees must apply to the RTB to dispute the notice within 30 days after receiving it. That is a separate and much shorter deadline than the four-month move-out period. Where a notice was mailed or posted, check the deemed-receipt rules before counting.
What the landlord must complete and serve
- Use the current prescribed RTB-29 and enter all landlord and tenant names, rental unit address, signed date and lawful effective date.
- Select the exact statutory purpose and provide details of the proposed demolition or conversion. Keep evidence of a genuine intention to proceed.
- Have the required permits and approvals in hand before service and keep copies to support the stated purpose if the notice is disputed.
- Serve every required page by an authorized method, retain the completed notice and record exactly when and how each tenant was served.
Compensation and the ability to leave early
Under section 51, a tenant receiving a valid section 49 notice is generally entitled to one month's rent as compensation on or before the notice's effective date, which can ordinarily be applied to the last month's rent as authorized by the Act. A periodic tenant may also end the tenancy earlier with at least 10 days' written notice under section 50 without losing the section 51 compensation. Additional compensation of up to the equivalent of 12 months' rent may apply if the stated purpose is not accomplished or other statutory conditions are not met, subject to the Act's exceptions.
What if the tenant disputes or does not leave?
If a tenant applies within the 30-day period, the RTB will decide whether the landlord proves the notice is valid and supported by the required grounds and approvals. If the tenant does not dispute and later refuses to leave, the landlord needs an order of possession and lawful court enforcement; the notice alone does not authorize changing locks or removing the tenant's belongings. A landlord's direct request following an undisputed RTB-29 must be filed online under the RTB's direct-request process.
Common mistakes
Using RTB-29 instead of the renovation-order process, serving it before permits are in place, confusing 30 days to dispute with four months to move out, overlooking compensation, or relying on a document that lacks a valid effective date or proof of service.