Unpaid rent in Alberta: the 14-day notice, RTDRS and eviction
The order things happen in when a tenant falls behind, with the section of the Act behind each step.
Unpaid rent is a substantial breach, so the landlord may serve a written notice ending the tenancy at least 14 days later, or apply to the Residential Tenancy Dispute Resolution Service (RTDRS) or the court. Paying all the rent owing before the termination date cancels the notice. If the tenant stays, the landlord needs an order for possession, and only a civil enforcement agency may remove the tenant.
When unpaid rent lets you end the tenancy
Not paying rent when it is due is a substantial breach of the tenancy agreement, as is a series of breaches whose combined effect is substantial. (RTA s. 1(1)(p)(i), s. 21(a))
The 14-day notice
On a substantial breach the landlord may serve a notice ending the tenancy at least 14 days after it is served, or apply to RTDRS or the court instead. The notice is an option, not a precondition. (RTA s. 29(1), s. 54.2(1))
Counting the days. Government of Alberta guidance reads "at least 14 days" as 14 clear days, leaving out the day of service and the termination day, so at least 16 days in total. Its example: a notice given on the 4th ends the tenancy on the 19th at the earliest. (RTA Handbook for Landlords and Tenants; alberta.ca Ending a tenancy)
What the notice must contain
- In writing and signed by the landlord or the landlord's agent
- The rent due on the date of the notice and any further rent that may come due during the notice period, set out separately
- The reasons for ending the tenancy
- The termination date
The Ministerial Regulation's Form 3 may be used; it has no field for the rent figures, so add them. (RTA s. 29(2); Residential Tenancies Ministerial Regulation, Form 3)
Paying the arrears cancels it
A notice for unpaid rent must say the tenancy will not end if the tenant pays the rent due, plus any rent that has come due since, on or before the termination date. The Act makes the notice ineffective if, before the termination date, the tenant pays all rent due as of the date of payment. (RTA s. 29(3), s. 29(4)(a))
For a breach other than unpaid rent, a tenant can serve a written objection before the termination date and the notice stops working. For unpaid rent there is no objection; the tenant can only pay. If the tenant objects or stays, the landlord needs an order from RTDRS or the court. (RTA s. 29(4)(b))
If the tenant stays
If the tenant does not leave, the landlord must obtain an order for recovery of possession from RTDRS or the court, and may claim the arrears and compensation for use and occupation at the same time. Until the order is issued, the tenant may stay. (RTA s. 26(1), s. 34, s. 54.2(1))
No lock-outs. Only a civil enforcement agency (a bailiff) may remove a tenant, and only under an order for recovery of possession that has been filed and served. Government guidance says a landlord may not change the locks or deny access while the tenant lives there. (RTA s. 34(b), s. 34.1; RTA Handbook; alberta.ca Property seizures and evictions)
RTDRS, the faster route than court
A faster, lower-cost alternative to court for most residential tenancy disputes in Alberta. Cannot be used where the amount claimed exceeds the RTDRS monetary limit, or where the matter is outside the RTA.
| What it hears | For landlords: unpaid rent and utilities, ending the tenancy and recovering possession, compensation from a tenant who stays past the end, and damages. |
|---|---|
| How much | Government of Alberta pages put awards at up to $100,000, the Court of Justice civil limit; a larger claim goes to the Court of King's Bench. |
| Time limit | Two years from when the applicant knew or should have known of the loss (RTDRS Rules of Practice and Procedure). |
| Filing fee | $75 for a claim up to $7,500, $150 above that, from 2026-04-01. Set by the RTDRS administrator and can change; check the RTDRS page before filing. A hardship waiver is available. |
| The hearing | By telephone. In person, at the Edmonton or Calgary office, only if the other party consents and the officer agrees. |
| How long | Termination and possession applications get scheduling priority; in 2024-25 they averaged 14 business days from filing to hearing (RTDRS Annual Report 2024-25). |
| The order | Usually issued the same day. An order takes effect once filed at the Court of King's Bench and served; RTDRS will file it on request. Possession is enforced by a civil enforcement agency. |
| What it cannot do | Order a landlord to carry out repairs, investigate offences, or fine anyone. A claim for repairs to be done goes to the Court of King's Bench. |
Apply and check current fees on the RTDRS page. (RTA s. 54.2; RTDRS Regulation (AR 98/2006) ss. 2, 13, 18, 21-22, 32; RTDRS Rules of Practice and Procedure)
Damage or threats: the 24-hour notice
The tenant has done or allowed significant damage to the premises or common areas, or has physically assaulted or threatened to assault the landlord or another tenant. The landlord may serve a notice ending the tenancy at least 24 hours after service. If the tenant stays, the landlord must apply within 10 days after the termination date for an order confirming it, or the notice has no effect. (RTA s. 30(1)-(7))
Collecting the arrears without ending the tenancy
Distress for rent is a separate way to collect arrears, not an eviction: a civil enforcement agency seizes the tenant's goods under a warrant. It is available only while the tenancy continues, and it comes from the Civil Enforcement Act, not the RTA. (RTA Handbook; Information for Landlords tip sheet)
A tenant behind on rent?
Send me the rent, the date it was due and what has been paid since. I will tell you what your notice needs to say and what comes after it.
Rather hand it to someone?
I offer two landlord services in Calgary, Airdrie, Chestermere, Cochrane and Okotoks, through KO Realty.
- Full management: screening, rent collection, inspections and the tenancy paperwork, for 8–10% of rent collected.
- Tenant placement only: I find, screen and sign the tenant for 50–75% of one month's rent, once, and you manage from there.
Questions
How much notice can an Alberta landlord give for unpaid rent?
At least 14 days. The landlord may serve a notice ending the tenancy at least 14 days after it is served; Government guidance counts 14 clear days, so at least 16 in total. The notice must be in writing, signed, give the reasons and the termination date, and set out the rent due separately.
Does paying the rent owing cancel a 14-day notice in Alberta?
Yes. A notice for unpaid rent is ineffective if, before the termination date, the tenant pays all rent due as of the date of payment, and the notice itself must say so.
Can an Alberta landlord change the locks on a tenant who has not paid?
No. If the tenant stays, the landlord needs an order for recovery of possession from RTDRS or the court, and only a civil enforcement agency (a bailiff) may then remove the tenant. Government guidance says a landlord may not change the locks while the tenant lives there.
What does it cost to file with the RTDRS in Alberta?
From 1 April 2026, $75 for a claim up to $7,500 and $150 above that. The fee is set administratively and can change, so check the RTDRS page before filing.
Sources
- Government of Alberta: Residential Tenancies Act (Alberta), full text
- Government of Alberta: RTA Handbook for Landlords and Tenants
- Government of Alberta: Alberta.ca: Ending a tenancy
- Government of Alberta: Alberta.ca: Residential Tenancy Dispute Resolution Service, how to apply
- Government of Alberta: RTDRS Annual Report 2024-25
Rules, fees and programs change. Confirm current details with the issuing authority before acting.
Last updated 2026-10-08 · Written by Mohammad Emon, REALTOR® (SRES®) & Licensed Property Manager, KO Realty · RECA licence CON-00133897