RESIDENTIAL TENANCY AGREEMENT - BRITISH COLUMBIA
Note: In British Columbia, landlords of most residential units are required to use the RTB's Residential Tenancy Agreement Standard Form (Form RTB-1) or an agreement that incorporates all mandatory terms. This document is a comprehensive agreement that aligns with the mandatory terms under the Residential Tenancy Act, S.B.C. 2002, c. 33 (RTA) and the Residential Tenancy Regulation, B.C. Reg. 477/2003. It should be used alongside the RTB Standard Form or may serve as the operative agreement where the Standard Form is used as the starting document.
This Residential Tenancy Agreement ("Agreement") is entered into on [[Agreement Date]] by and between:
Landlord: [[Landlord Full Legal Name or Company Name]] ("Landlord")
Landlord address for notices: [[Landlord Notice Address, City, BC, Postal Code]]
Landlord phone/email: [[Landlord Phone]] / [[Landlord Email]]
Tenant(s): [[Tenant Full Legal Name(s)]] (jointly and severally, "Tenant")
Current address (prior to move-in): [[Tenant Current Address]]
1. Rental Unit
The Landlord rents to the Tenant the residential rental unit at:
[[Full Civic Address, Unit Number, City, British Columbia, Postal Code]] (the "Rental Unit")
Including the following parking space(s): [[Parking Stall Number(s) or "None"]]
Including the following storage locker(s): [[Storage Locker Number or "None"]]
Appliances included: [[List included appliances or "As set out in the Move-In Condition Inspection Report"]]
The Rental Unit shall be used for residential purposes only.
2. Term
Fixed-Term Tenancy: This Agreement is for a fixed term beginning on [[Start Date]] and ending on [[End Date]] ("Fixed Term").
Important (RTA s. 44): Unless the tenancy agreement expressly requires the tenant to vacate at the end of the fixed term, the tenancy automatically converts to a month-to-month tenancy on the same terms at the end of the fixed term. A tenancy agreement that requires the tenant to vacate at the end of a fixed term is enforceable only if the landlord completes the "Additional Terms" section authorizing this requirement AND meets conditions under RTA s. 44.
[ ] This Agreement requires the Tenant to vacate at the end of the fixed term for the following reasons: [[Reason - must comply with RTA s. 44(3), e.g., landlord's use or major renovation]]
Month-to-Month Tenancy: If not fixed-term, this tenancy commences on [[Start Date]] and continues on a month-to-month basis.
3. Rent
3.1 Monthly Rent: $[[Monthly Rent Amount]], payable in advance on the [[Rent Due Day, e.g., 1st]] day of each month.
3.2 Payment Method: [[E-transfer / cheque / online portal / other]] to [[Landlord payment address or account]].
3.3 First Month's Proration: If the tenancy begins after the first day of the month, the first month's rent is prorated at $[[Prorated Amount]] for the period [[start date]] to [[end of month]].
3.4 Late Payment (RTA s. 25): Rent must be paid on the due date. Landlords may charge a fee for a dishonoured cheque. The RTA does not authorize a general late fee; any late-charge provision must comply with RTA s. 25 and the Tenancy Regulation.
3.5 Rent Increases (RTA ss. 42-43): Rent may not be increased more than once in any 12-month period. The allowable rent increase percentage for a calendar year is set annually by the provincial government (for 2025: 3.0%; for 2026: the lesser of 3% or CPI - verify the current allowable percentage at rtb.gov.bc.ca). A landlord must give at least three months' written notice before a rent increase takes effect.
4. Security Deposit
4.1 Security Deposit (RTA s. 19): On or before the start of the tenancy, the Tenant shall pay a security deposit of $[[Security Deposit Amount]].
The security deposit may not exceed one-half of one month's rent (RTA s. 19(1)).
For this tenancy: maximum security deposit = $[[Half Month's Rent]] (one-half of $[[Monthly Rent Amount]]).
4.2 Purpose: The security deposit secures the Tenant's performance of the tenancy agreement, including payment of rent, prevention of damage beyond reasonable wear and tear, and other obligations.
4.3 Return (RTA s. 38): The Landlord must return the security deposit (with any accrued interest, if applicable) within 15 days after the later of:
- The tenancy ends and the Tenant vacates; or
- The Tenant provides the Landlord with a forwarding address in writing.
A landlord who seeks to make deductions must apply to the Residential Tenancy Branch within 15 days and provide notice to the Tenant.
4.4 Interest: The security deposit earns interest at the rate prescribed by regulation (verify current prescribed rate at rtb.gov.bc.ca).
4.5 Pet Damage Deposit (RTA s. 20): If the Landlord permits pets (see Section 10 below), a pet damage deposit of $[[Pet Damage Deposit or "N/A - no pets permitted"]] is payable. The pet damage deposit may not exceed one-half of one month's rent.
5. Utilities and Services
| Utility / Service | Paid By Landlord | Paid By Tenant |
|-------------------|:----------------:|:--------------:|
| Electricity | [ ] | [ ] |
| Natural gas / heating fuel | [ ] | [ ] |
| Water / sewer | [ ] | [ ] |
| Cable / internet | [ ] | [ ] |
| Garbage removal | [ ] | [ ] |
Notes on utilities: [[Any further details - e.g., shared metering arrangements, how costs are divided]]
6. Occupants and Guests
6.1 The Rental Unit shall be occupied only by the Tenant(s) named above and the following additional permitted occupants: [[Names of Permitted Occupants or "None other than the named Tenants"]].
6.2 A guest who occupies the Rental Unit for more than [[e.g., 14 consecutive days]] without the Landlord's prior written consent may be treated as an unauthorized occupant in breach of this Agreement.
7. Move-In Condition Inspection Report
7.1 Mandatory Inspection (RTA s. 35): Before or at the start of the tenancy, the Landlord and Tenant must together complete a Condition Inspection Report documenting the state of the Rental Unit, or one party must complete it and give the other party an opportunity to participate. Failure by the Landlord to complete a condition inspection report at the start of the tenancy may result in the Landlord losing the right to make deductions from the security deposit.
7.2 A Move-In Condition Inspection Report is attached as Schedule A.
8. Maintenance, Repairs, and Habitability
8.1 Landlord's Obligations (RTA ss. 32, 60): The Landlord shall:
- Provide and maintain the Rental Unit in a state of decoration and repair complying with health, safety, and housing standards required by law;
- Ensure the Rental Unit is suitable for occupation at the start of the tenancy;
- Maintain the Rental Unit and common areas in a reasonable state of repair;
- Comply with all applicable building, housing, plumbing, electrical, fire, and health codes.
8.2 Tenant's Obligations (RTA s. 32): The Tenant shall:
- Maintain the Rental Unit in a reasonably clean condition;
- Repair damage caused by the Tenant, occupants, or guests (beyond reasonable wear and tear);
- Promptly notify the Landlord in writing of any significant damage or need for repair;
- Not carry out repairs or alterations without the Landlord's prior written consent.
8.3 Emergency Repairs (RTA s. 33): For emergency repairs (e.g., loss of essential services, risk to health or safety), the Tenant may arrange repairs and deduct costs from rent only after making reasonable attempts to contact the Landlord and following the procedures prescribed by regulation.
9. Entry by Landlord
9.1 Advance Notice (RTA s. 29): The Landlord may enter the Rental Unit only with the Tenant's permission or after giving at least 24 hours' written notice specifying the reason for entry and the time (between 8:00 a.m. and 9:00 p.m.). The Landlord may enter without notice in an emergency or if the Tenant abandons the Rental Unit.
9.2 The Landlord shall not use a right of entry to harass the Tenant.
10. Pets
- [ ] Pets are NOT permitted in the Rental Unit (subject to the Tenant's right to keep a certified assistance animal as required by applicable law).
- [ ] Pets are permitted subject to the following conditions: [[Describe permitted pet types, number, weight limits, areas of access, etc.]]
11. Smoking and Cannabis
11.1 Smoking Policy: Smoking (tobacco or otherwise) is:
- [ ] Prohibited in the Rental Unit and all common areas.
- [ ] Permitted only in the following designated area(s): [[Area]]
11.2 Cannabis Policy: Growing cannabis plants in the Rental Unit is:
- [ ] Prohibited entirely.
- [ ] Permitted up to the legal limit (currently 4 plants per household under federal law - Cannabis Act, S.C. 2018, c. 16), subject to the Landlord's separate written authorization.
12. Assignment and Subletting
12.1 The Tenant may not assign this Agreement or sublet the Rental Unit without the prior written consent of the Landlord.
12.2 Landlord Consent (RTA s. 34): The Landlord may not unreasonably withhold consent to an assignment where the Tenant is seeking to assign to a person acceptable under the RTA.
12.3 If the Landlord consents to a subletting, the Tenant remains responsible for the obligations under this Agreement during the sublet period.
13. Prohibited Alterations
13.1 The Tenant shall not make alterations to the Rental Unit, install additional locks or security devices, or make holes in walls or ceilings without the Landlord's prior written consent. Approved alterations shall become part of the Rental Unit unless the Landlord consents to removal and the Tenant restores the Rental Unit to its prior condition.
14. Tenant's Insurance
14.1 The Landlord recommends that the Tenant obtain tenant's (contents and liability) insurance. The Landlord's property insurance does not cover the Tenant's personal property or personal liability.
15. Default and Termination
15.1 The Landlord may give the Tenant a Notice to End Tenancy under RTA ss. 46-49 in any of the following circumstances:
- Non-payment of rent or utilities (10-day notice - RTA s. 46);
- Significant interference with the landlord or other occupants (one-month or 10-day notice - RTA s. 47, 48);
- Landlord's use of the Rental Unit (four-month notice - RTA s. 49).
15.2 The Tenant may end the tenancy by giving at least one month's written notice expiring on the last day of the rental period (month-to-month tenancy) or as otherwise provided in a fixed-term agreement (RTA s. 45).
16. Dispute Resolution
16.1 Disputes arising under this Agreement shall be resolved through the Residential Tenancy Branch (RTB), which has exclusive jurisdiction over most residential tenancy disputes in BC.
16.2 Either party may apply to the RTB for dispute resolution at rtb.gov.bc.ca or by phone at 604-660-1020 / 1-800-665-8779 (toll-free).
17. Domestic Violence
17.1 Under RTA s. 45.1, a Tenant who is a victim of domestic violence or sexual abuse may terminate a tenancy early by providing a one-month notice with prescribed supporting documentation (e.g., a protection order, police report, or statement from a prescribed professional).
18. Abandoned Tenant Property
18.1 If the Tenant vacates and leaves personal property behind, the Landlord may deal with that property only as permitted by the RTA and Regulation (including storage, disposal, or sale subject to prescribed timelines and notice requirements).
19. Notices
19.1 Written notices required or permitted under this Agreement or the RTA shall be delivered personally, by registered mail, or by email (where email consent has been provided) to the addresses set out at the head of this Agreement.
19.2 Where the RTA specifies the method of service, that method shall govern.
20. Required Disclosures
20.1 Lead-Based Paint: If the Rental Unit was built before 1960 (or pre-1978 based on federal guidelines), Tenant is advised to inquire about lead paint.
20.2 Asbestos: If the Rental Unit is located in a building constructed before 1990, the building may contain asbestos. The Landlord [[has / has not]] identified any asbestos in the Rental Unit: [[Details or "None known"]].
20.3 Mold: The Landlord is not aware of any current mold conditions in the Rental Unit except: [[Describe or "None"]].
20.4 Strata Corporation Rules: If the Rental Unit is in a strata, the Tenant is subject to the applicable Strata Corporation bylaws and rules, a copy of which is provided as Schedule C. The Tenant shall comply with all strata bylaws.
21. Entire Agreement; Amendments
21.1 This Agreement, together with the RTB Standard Form terms (incorporated by reference), the Move-In Condition Inspection Report (Schedule A), any pet addendum (Schedule B), and any strata bylaws (Schedule C), constitute the entire agreement between the parties.
21.2 No amendment to this Agreement is binding unless in writing and signed by both parties.
22. Governing Law
22.1 This Agreement is governed by the laws of the Province of British Columbia, in particular the Residential Tenancy Act, S.B.C. 2002, c. 33, and the Residential Tenancy Regulation, B.C. Reg. 477/2003.
23. Joint and Several Liability
23.1 If more than one person signs as Tenant, each Tenant is jointly and severally liable for all obligations under this Agreement.
24. Severability
24.1 If any provision of this Agreement is held unenforceable, the remaining provisions remain in full force. Any term that conflicts with the RTA or Regulation is unenforceable to the extent of the conflict, and the RTA or Regulation shall govern.
25. Additional Terms
(The parties may set out additional terms here, provided they do not contradict or waive any rights or obligations under the RTA or Regulation. Terms that purport to waive statutory rights are void.)
[[Additional Terms or "None"]]
Signature Block
LANDLORD:
Signature: ______________________________ Date: _________
Printed Name: [[Landlord Name or Authorized Signatory]]
TENANT(S):
Signature: ______________________________ Date: _________
Printed Name: [[Tenant 1 Name]]
Signature: ______________________________ Date: _________
Printed Name: [[Tenant 2 Name (if applicable)]]
> Template - not legal advice. British Columbia residential tenancies are governed by the Residential Tenancy Act, S.B.C. 2002, c. 33, and the Residential Tenancy Regulation, B.C. Reg. 477/2003. Landlords should use or incorporate the RTB Standard Form Residential Tenancy Agreement (Form RTB-1). Verify current security deposit limits, allowable rent increase percentages, and required disclosures at rtb.gov.bc.ca before use. This document is a sample only.
Primary Sources (as of 2026-06):
- Residential Tenancy Act, S.B.C. 2002, c. 33 (ss. 19, 20, 29, 32-35, 38, 42-49, 51)
- Residential Tenancy Regulation, B.C. Reg. 477/2003
- RTB - Residential Tenancy Branch Standard Form (RTB-1): rtb.gov.bc.ca
- Cannabis Act, S.C. 2018, c. 16
