Reasons a landlord may use this notice
The specific ground must be checked and supported by facts. Examples listed on RTB-33 include repeatedly late rent, an unreasonable number of occupants, uncorrected breach of a material tenancy term after written warning and a reasonable opportunity to correct it, unauthorized assignment or subletting, extraordinary damage, serious interference or endangerment, certain illegal activities, an applicable government order, failure to comply with an RTB order, and qualifying employment or caretaker tenancies after employment ends. For ordinary residential tenancies, non-payment of a required security or pet damage deposit within 30 days can also qualify. The grounds and requirements are not identical for rental units and manufactured home sites.
What makes an RTB-33 complete?
- Identify the landlord, all tenants, full address and whether the tenancy involves an ordinary rental unit or manufactured home site. Use RTB-26 if additional parties must be listed.
- Choose the lawful reason or reasons and complete the details section with what happened, when, where, who was involved and relevant evidence. The official form warns that an arbitrator can cancel a notice lacking sufficient details.
- Sign and date the notice and give an effective date allowing at least one month, generally at the end of a rental period, subject to the statute and any fixed-term restrictions.
- Serve the complete notice through a permitted method and keep records. RTB-34 can record proof of service. The notice's service checklist helps document delivery, but the official RTB-33 states that failure to complete that checklist does not by itself invalidate the notice.
Tenant's urgent 10-day dispute deadline
If the tenant believes the stated cause is untrue or insufficient, they generally must file an RTB dispute application within 10 calendar days of receiving the notice. The date of receipt can be different from the day the landlord sends or posts it. If the tenant does not apply in time, the legislation may treat the tenant as having accepted the notice and required move-out date. The RTB may extend a missed dispute deadline only in qualifying exceptional circumstances; do not rely on an extension.
After the notice is disputed
At a hearing, the landlord must prove the lawful ground on the balance of probabilities. Keep rent ledgers, dated warnings, written communications, photographs, witness accounts or employment records relevant to the specific reason. A tenant should prepare a dated timeline and evidence that answers each allegation. The landlord cannot immediately evict someone just by issuing RTB-33: an order of possession and lawful enforcement are required if the tenant does not leave.
Not the same as other notices
RTB-30 is generally for unpaid rent or utilities, with a five-day pay-or-dispute period; RTB-33 is for other statutory causes. A strata corporation seeking to end a tenancy for cause uses RTB-33s, not the landlord's RTB-33. For personal occupancy by a landlord or purchaser, the current RTB portal-generated notices (RTB-32L or RTB-32P) follow different rules.
Common mistakes
Giving a vague explanation without dates or events, treating a single late payment as automatically establishing a repeated-lateness ground, missing the 10-day dispute period, confusing the one-month notice with an immediate eviction order, or using RTB-33 for landlord's own occupancy.