Rules for Ending Tenancy For Occupancy
The rules for ending a tenancy for owner or purchaser use changed several times in 2024 and 2025. Here’s what actually applies now.
The June 18, 2025 updates to the BC tenancy rules on ending a tenancy for landlord or purchaser occupancy were the latest in a year of confusing changes for landlords, tenants, buyers, sellers, realtors, and property managers.
We outline the timeline of the 2024-2025 changes and highlight frequently asked questions to help guide landlords through the notice process.
Timeline of key changes
Before July 18, 2024:
- Landlord’s Use: 2 month notice, 15 days to dispute, RTB-32 form
- Purchaser’s Use: 2 month notice, 15 days to dispute, RTB-32 form
July 18, 2024 – August 20, 2024:
- Landlord’s Use: 4 month notice, 30 days to dispute, RTB-32L (through web portal)
- Purchaser’s Use: 4 month notice, 30 days to dispute, RTB-32P (through web portal)
August 21, 2024 – June 17, 2025:
- Landlord’s Use: 4 month notice, 30 days to dispute, RTB-32L (web portal)
- Purchaser’s Use: 3 month notice, 21 days to dispute, RTB-32P (web portal)
June 18, 2025 – Present:
- Landlord’s Use: 3 month notice, 21 days to dispute, RTB-32L (web portal)
- Purchaser’s Use: 3 month notice, 21 days to dispute, RTB-32P (web portal)
The current rules
- The landlord must give three months’ notice to end a tenancy for landlord’s use, purchaser’s use, or a close family member’s use.
- Notices must be generated through the RTB web portal, using form RTB-32L if for landlord’s use, and form RTB-32P if for purchaser’s use.
- The tenant has 21 days to dispute the notice.
- The tenant is owed compensation equal to one month’s rent.
- The landlord, purchaser, or close family member must occupy the property for at least 12 months.
Frequently asked questions
Notices for landlord's use (RTB-32L) or purchaser's use (RTB-32P) can only be generated on the BC Residential Tenancy Branch web portal.
You need a BCeID account to log in.
To generate the Three Month Notice to End Tenancy for Landlord's Use of Property (RTB-32L) on the RTB web portal, you will need the following information:
Owner details - name, date of birth, address, email, phone number
Tenant details - name, address, phone number
Lease details - rental address, monthly rent
Occupant details - name, date of birth, address, email, phone number, relationship to landlord, number of adults and children moving in
For more information, please see the Government of British Columbia's information sheet Information Required to Complete Landlord Use Notice Generator.
To generate the Three Month Notice to End Tenancy for Purchaser's Use of Property (RTB-32P) on the RTB web portal, you will need the following information:
Owner details - name, date of birth, address, email, phone number
Tenant details - tenant name, address, phone number
Lease details - rental address, monthly rent
Occupant details - name, date of birth, address, email, phone number, relationship to purchaser, number of adults and children moving in
Contract of Purchase and Sale draft date, completion date, and possession date
Form RTB 58 - Contract of Purchase and Sale Information (instead of the full contract)
Buyer's Notice to Seller for Vacant Possession form
For more information, please see the Government of British Columbia's information sheet Information Required to Complete Landlord Use Notice Generator.
Close family members of a landlord or purchaser who may move in through a Three Month Notice to End Tenancy for Landlord's or Purchaser's Use include:
- parent, spouse, or child of the landlord/purchaser
- parent or child of landlord's/purchaser's spouse
The definition does not include siblings, grandparents, grandchildren, cousins, aunts/uncles, nieces/nephews or other family members of the landlord/purchaser.
To give notice to end tenancy to your tenant, you must print out the notice generated on the web portal (RTB32-L or RTB32-P), sign, and deliver the notice to your tenant.
The effective date of delivery depends on the method of delivery to the tenant:
- In person: Same day
- Posted on door: 3 days
- Email: 3 days (with tenant consent for email delivery via lease or RTB 51 form)
- Physical mail: 5 days (registered mail recommended)
A tenant is owed one month rent in compensation when ending tenancy for landlord's use or purchaser's use of property. The compensation must be paid to the tenant before or on the effective date of the notice, and is usually credited against last month's rent.
For more information, please see the Government of BC Residential Tenancy Policy Guideline Compensation for Ending a Tenancy.