- A landlord can end a tenancy only on grounds the Act allows, and must serve the correct form.
- A rent increase needs three full months' notice on Form RTB-7 and cannot exceed the yearly limit unless a recognized exception applies.
- Rent can be increased only once every 12 months, with no catch-up amount from earlier years.
A fixed-term lease has an end date, so many people assume the tenancy simply stops that day. In British Columbia it is more complicated, and both tenants and landlords can be caught off guard.
What happens depends on the wording of your agreement and the Residential Tenancy Act. This article covers vacate clauses, how rent may change, and where to be careful.
This article covers the law of British Columbia.
The end date is not always the end of the tenancy
Reading your agreement is the first step. Look for a clause saying you must move out at the end of the term, often called a vacate clause. A fixed-term tenancy with a vacate clause is one of the reasons the Province lists for ending a tenancy. How the tenancy continues after the term depends on the agreement and the Act, so it is worth confirming with a lawyer if the answer matters to you.
A landlord can end a tenancy only on grounds the Act allows, and must serve the correct RTB form. The Province lists valid reasons as landlord or purchaser use, renovations or repairs, a fixed-term tenancy with a vacate clause, and a tenant who no longer qualifies for a subsidized unit.
A sale of the property does not end a tenancy. If no proper notice is served, the tenancy continues on the original terms and the buyer takes over the existing tenancies.
When a vacate clause is used
If a landlord relies on a vacate clause, the landlord must generally pay 12 times the monthly rent unless the landlord shows the prescribed steps were taken and the unit was used as required. The director may excuse this in extenuating circumstances. Because of this, a vacate clause is not something a landlord can use casually.
- Tenants: check whether the clause is in your signed agreement and whether the landlord can show the required steps.
- Landlords: keep records showing the steps taken and how the unit was used.
How rent can change
The maximum rent increase for 2026 is 2.3%, and the 2027 limit is 2.2%. Rent can be increased only once every 12 months, counted from when the rent was first payable or from the last lawful increase. A landlord cannot add a catch-up amount from a previous year.
The landlord must give notice at least three months before the effective date, on the Notice of rent increase, Form RTB-7. If the notice does not meet the timing rules, it takes effect on the earliest date that does comply, rather than being void.
A tenant can agree to a higher amount, but only in a signed written agreement, and does not have to agree. A landlord may also apply to the director for an additional increase on certain grounds. Manufactured home park tenancies have a different cap.
If you receive a notice to end the tenancy
Deadlines are short. Dispute periods are 5 days for a 10-day notice, 10 days for a one-month notice, 15 days for a two-month notice, 21 days for a three-month notice and 30 days for a four-month notice. Missing the deadline means you are legally considered to have accepted the notice.
Notices do not all work the same way. The table compares three of them.
| Notice | Takes effect | Time to dispute |
|---|---|---|
| One-Month Notice for cause | At least one month after you receive it | 10 days |
| Two-Month Notice for subsidized housing (RTB-32Q) | At least 2 months after you receive it | 15 days |
| Three-Month Notice for landlord's use (RTB-32L) | 3 months after you receive it | 21 days |
For landlord's own use, the landlord or a close family member must live in the unit for at least 12 months, and compensation is one month's rent. If the stated purpose is not carried out and the unit is not used for it for the required period, the tenant is owed a further 12 months' rent, although the director may excuse this. Landlords are also prohibited from ending a tenancy for personal occupancy in certain buildings with 5 or more rental units.
A notice must be served in person, by mail, by email, or by attaching it to the door. Text messages are not allowed.
Once you apply to dispute on time, the notice to end tenancy is on hold, and an arbitrator hears both sides. If a tenant does not dispute or loses at the hearing, the RTB can grant an Order of Possession, but the order alone does not let the landlord remove the tenant, throw out belongings or change the locks.
What to do next
- Find your agreement and read any end-of-term or vacate clause.
- Mark the date on any notice you receive and count the dispute period.
- Check any rent increase notice is on Form RTB-7 with three full months' notice.
- Keep copies of everything in writing.
- Get legal advice before signing a new agreement or moving out early.
How all of this applies depends on your agreement and your situation, so it is worth confirming with a lawyer before you act on a notice.
Frequently asked questions
Can my landlord raise the rent when a fixed term ends?
Generally only within the yearly limit, with proper notice, and no more than once every 12 months. The 2026 limit is 2.3%. A higher amount is possible if you agree in a signed written agreement, or if the director orders an additional increase on an application by the landlord.
What if the landlord says I must leave at the end of the term?
The landlord needs a valid ground and the correct form. If a vacate clause is relied on, the landlord may owe 12 times the monthly rent unless the required steps were taken.
How long do I have to dispute a notice?
It depends on the notice, from 5 days to 30 days. Applying on time puts the notice on hold.
Can a landlord text me a notice?
No. Eviction notices cannot be served by text message.
Sources
- gov.bc.ca – Rent increases — www2.gov.bc.ca
- Residential Tenancy Act, s. 43 — bclaws.gov.bc.ca
- Residential Tenancy Regulation, ss. 8, 23, 23.1 — bclaws.gov.bc.ca
- BC Government News release 2025HMA0067 — news.gov.bc.ca
- gov.bc.ca – Receiving an eviction notice — www2.gov.bc.ca
- gov.bc.ca – Types of evictions — www2.gov.bc.ca
- gov.bc.ca – Sell a rental property — www2.gov.bc.ca
- gov.bc.ca – Disputing an eviction — www2.gov.bc.ca
Links go to official government, court and regulator pages. The law changes — confirm you are reading the current version.
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