When can the landlord use RTB-29C?
Under Residential Tenancy Act section 49(6)(e), the landlord must intend in good faith to convert the rental unit for a caretaker, manager or superintendent of the residential property. The relevant building or complex must actually have the contemplated duties, and the landlord must have a written agreement with that person outlining the duties, as explained by the RTB's Policy Guideline 2B. Any legally required permits and approvals must already be obtained before the notice is given. Ordinary personal occupancy by the landlord or their close family is a different ground, addressed by RTB-32L.
Generate and serve the prescribed notice
- Prepare the actual caretaker's name, date of birth and duties, landlord information, rental address, rent, tenure details, conversion plans and any required approvals.
- Use the BC Landlord Use Web Portal to generate RTB-29C. The resulting notice includes a unique Notice ID; check all generated details carefully.
- Choose a lawful effective date giving at least four months after the date the tenant receives or is deemed to receive the notice and ending on the applicable day of the rental period. A fixed-term agreement may restrict the earliest lawful date.
- Serve the entire official notice by an authorized method and keep delivery evidence, the caretaker agreement and proof of legally required approvals. If relying on a notice generated on the last day of a rental cycle for personal service that day, check the RTB's 9 p.m. generation cutoff.
30 days to dispute
A tenant receiving a current RTB-29C has 30 calendar days after actual or legally deemed receipt to file an RTB dispute application. This is separate from the four-month period for moving out. In a dispute the landlord must prove the proper legal basis, permits, good-faith caretaker need and valid notice and service. A landlord cannot change locks or physically remove a tenant solely because they served the notice: an order of possession and lawful enforcement process are required.
Compensation and an earlier move-out
BC says a qualifying tenant receiving a four-month caretaker-use notice is entitled to compensation equal to one month's rent by the notice's effective date, or may withhold the equivalent amount from the final month's rent as authorized by law. For a periodic tenancy, a tenant can generally give at least 10 days' written notice to end earlier while preserving the compensation and receive any prepaid rent refund for unused days. An unexpired fixed term may limit an earlier move-out date. Check the actual tenancy type before proceeding.
Do not confuse RTB-29C, RTB-29 and RTB-32L
RTB-29 is the separate four-month paper form for demolition or specified conversions; it is not the current caretaker-use form. RTB-32L is a portal notice for a landlord's own or qualifying close family member's occupancy, normally requiring three months and a 21-day dispute period. Major renovations or repairs generally require the landlord to apply to the RTB for an order, rather than using any of these notices directly.
Common mistakes
Using a self-made or old RTB-29 notice for a caretaker; failing to make a written agreement with the actual caretaker, manager or superintendent; describing personal owner occupancy as caretaker use; serving without the required permits; overlooking deemed receipt; or mistakenly applying the 21-day landlord-use dispute deadline to this 30-day caretaker-use notice.