Difference between revisions of "Tenancy Agreements (19:II)"

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{{LSLAP Manual TOC|expanded = landlord}}
CHAPTER 3 Residential Tenancy Act Coverage


== A. Protecting the Tenant ==
=A. Premises and Persons Subject to the RTA
==1. Effective Date==
The RTA applies to all residential tenancy agreements entered into or renewed after the date the RTA first came into force (1984). The RTA was modernized in 2004.


A third party should accompany a potential tenant during a rental unit showing, so there is a witness as to the landlord’s representations made during the showing. Important: '''Get the landlord’s promises in writing if possible''', but note that landlords are '''not''' obligated to provide them in writing.  
==2. No Contracting Out==
An agreement, or a term in an agreement, which purports to exclude the application of the RTA is of no effect. Where a term in an agreement conflicts with the RTA or the Residential Tenancy Regulations, the term is void. Essentially, neither landlords nor tenants can contract away rights legislated under the RTA.


After establishing the tenancy and before the tenant moves their personal possessions into the rental unit, the RTA requires the landlord and tenant to jointly conduct a condition inspection and fill out and sign the RTB’s Condition Inspection Report. The condition inspection should focus on verifying that the plumbing, electrical and appliances work; mould, and water marks are identified; and all telephone, cable and internet connections are present and functional. The tenant should take photographs at the initial move-in inspection, as well as the move-out inspection. The landlord must provide the tenant with a copy of the Condition Inspection Report within 15 days.  
==3. Crown==
Generally, the RTA applies to the Crown.


Fees for cable and internet should be negotiated before the tenancy commences, and included in the Tenancy Agreement.  
==4. Infants==
Tenancy agreements entered into by persons under the age of 19 are enforceable under s 3 of the RTA.


The Residential Tenancy Branch provides a fillable and printable [http://www.rto.gov.bc.ca/documents/RTB-1.pdf Tenancy Agreement]. TRAC’s website has more  information as well as translations of the Tenancy Agreement forms into Punjabi, and Simplified and Traditional Chinese at http://www.tenants.bc.ca/other-languages.
==5. Hotel Tenants and Landlords==
Hotel tenants are fully covered by the RTA if the hotel is the tenants’ primary residence. There are a few rules that apply only to hotel tenants and landlords, namely:


== B. General ==
*s 29(1)(c) permits entry into a hotel tenant’s room without notice for the purposes of providing maid service, as long as it is at reasonable times;


The “leasehold” or tenancy interest is an estate (a bundle of property rights) of limited duration, which is created and acquired by the “tenant” when a person capable of granting that interest does so. Such a person (usually called the owner or landlord) conveys to the tenant the right of “exclusive  possession”. The interest that the landlord retains is called the “reversion”, and full possession reverts back to the landlord on the termination of the tenancy.  
*s 59(6) permits an individual occupying a room in a residential hotel to apply to an Arbitrator, without notice to any other party, for an interim order stating that the RTA applies to that living accommodation.


The landlord can sell his or her reversion to someone else, who becomes the new landlord and property owner. The tenancy follows the property, not the initial owner, so a tenancy agreement is still binding on a new owner, who is responsible for repaying the initial security and/or pet damage deposit when the tenancy ends (RTA, s 93).  
See Policy Guideline 9: Tenancy Agreements and Licences to Occupy.


=== 1. Two Methods of Creating a Tenancy Relationship ===
==6. Subsidized Housing==
Persons living in publicly subsidized housing paying rent on a scale geared to their income are excluded from the rent increase provisions. They are also excluded from s 34 of the RTA, which deals with assignment and subletting. Not all subsidized housing is directly operated by the B.C. Housing Corporation. For a list of subsidized housing options, visit www.bchousing.org/Options/Subsidized_Housing/Listings


==== a) By Formal Contract ====
=B. Excluded Premises and Agreements=
==1. Tenancies, Co-Tenancies, and Licenses to Occupy==


A tenancy interest is granted by a contract known as a tenancy agreement or lease. Often the parties will enter into an express agreement (see [[{{PAGENAME}}#C. Contractual Nature of the Tenancy Agreement | Section  III.C: Contractual Nature of the Tenancy Agreement]]). The executed tenancy agreement governing the tenant’s possession may be written, or oral, or both (see the s 1 definition of “tenancy agreement”). To be enforceable, the elements of a complete contract (offer, acceptance, and consideration) must be present (see [[Chapter 9: Consumer Protection]]). 
The RTA sets out the rights and obligations of landlords and tenants. When a tenancy starts, there should be a tenancy agreement in place. A tenancy agreement means an agreement, whether written or oral, express or implied, between a landlord and a tenant respecting possession of a rental unit, use of common areas and services and facilities, and includes a licence to occupy a rental unit. Each landlord must prepare a written tenancy agreement that complies with the RTA. However, even if the landlord does not prepare such a written tenancy agreement, the tenant is still protected by all of the standard terms contained in the Residential Tenancy Regulation.
It also does not apply to living accommodations in which the tenant shares bathroom or kitchen facilities with the owner of the accommodation.
The question may arise as to whether or not a person living in a rental unit is a tenant, a co-tenant, a tenant in common or an occupant. Residential Tenancy Policy Guideline 9: Tenancy Agreements and Licenses to Occupy and Guideline 13: Rights and Responsibilities of Co-tenants may provide helpful guidance.
Traditionally, the test to distinguish a tenancy from a license is whether or not the occupant has exclusive possession of the rental unit, taking into account the facts of each case and the intention of the parties.
When a person shares a residence with the owner, factors indicating a license include:


==== b) By Implied Contract ====
*sharing a kitchen or bathroom with the owner (this refers to the owner of the building, not the owner’s agent) (s 4);


Every tenancy agreement entered into on or after January 1, 2004 must be prepared in writing by the landlord (RTA, s 12(1)). Notwithstanding this obligation to prepare the agreement in writing, where a tenant is already in possession of the unit, or where rent has been paid, the law may imply the existence of a   valid tenancy agreement (see [[{{PAGENAME}}#2. Terms, Covenants, and Conditions | Section III.C.2: Terms, Covenants, and Conditions]]). This type of rental  agreement is quite common because many tenancies are entered into on the basis of an application form, or verbal consensus, without the existence of any  written contract. A “tenancy agreement” may be found to exist, notwithstanding the fact that:
*the absence of a written tenancy agreement;
*i) there is no written tenancy agreement;  
*ii) a previously existing agreement has expired or terminated; or
*iii) there was no previous agreement of any kind.


If the person in possession pays rent or a deposit and the landlord accepts the payment with the intention of creating a tenancy, an agreement is created.
*the provision of meals;


=== 2. Where Something Other than a Tenancy is Created ===
*laundering and cleaning services provided by the facility;


An agreement or circumstances may create something other than a tenancy. A person may be a tenant at will, a tenant on sufferance, a licensee, or a mere occupant.
*no locks on the doors;


An occupant or person in possession who is not a tenant has no agreement with the landlord concerning that possession or occupation. In the case of a  licensee or occupant living in a home by permission of a main tenant (when the landlord/owner lives off-site), the main tenant is responsible for all obligations, including paying rent (and utilities if required). If the licensee or occupant is sharing a kitchen or bathroom with the landlord, the parties can seek remedies in Small Claims Court.
*no security deposit;


=== 3. Formal Requirements ===
*lack of exclusive possession; or


==== a) Essential Elements of the Agreement ====
*the facility is part of a special program and the housing is temporary in nature.


A landlord must prepare in writing every tenancy agreement entered into on or after January 1, 2004 (RTA, s 13(1)). A tenancy agreement must comply with  any requirements prescribed in the regulations and must set out all the requirements in RTA s 13(2). These requirements are available at the UBC Law Library, in the LSLAP resource files, or on the RTB website (see contact information in [[Introduction to Landlord and Tenant Law (19:I)#b) Resources and Policy Guidelines | Section I.B.1.b: Resources and Policy Guidelines]]).  
The determination of whether there is a tenancy depends on the circumstances of each case and can only be made by a RTB Arbitrator at a dispute resolution hearing.
Licensees’ rights and obligations are governed by common law. A licensee can be asked to leave (i.e. be evicted) without specific reason, but the licensor must give reasonable notice (written or verbal). This can be as short as a few days. Over two weeks or a month is almost always reasonable.
A person who has had his or her personal property seized should consider taking the position that he or she is a tenant and apply to the Residential Tenancy Branch for dispute resolution seeking an order for return of personal property. If the Arbitrator finds that the RTA does not apply then the application will be dismissed. Seizing a licensee’s personal property is not lawful unless the licensor already has a court order. A licensee not covered by the RTA may have a remedy under the common law, the Hotel Keeper Act, RSBC 1996, c 206, the Commercial Tenancy Act, RSBC 1996, c 57 (under which “tenant” is defined as including “occupant”), or the regulations authorized by these statutes.


Where these elements are absent, vague, or unclear, the agreement may be void (as a result, no interest would be created). However, if the tenant is in possession and has paid money (i.e. rent) then there is a tenancy agreement. If a tenancy has been created (i.e. the tenant has possession and is paying  rent), any vague terms of the tenancy agreement can be framed in the tenant’s favour using the principle of ''contra proferentem'' (i.e. the agreement will  be strictly construed against the party seeking to rely on the contract), and perhaps even principles of statutory interpretation. The law seeks to recognize and validate the relationship where possible, even where the requirement to have a written tenancy agreement has not been met.  
If the licensee has been locked out or has had goods seized without notice, he or she could ask a police officer for assistance or sue in Small Claims Court for an order for the return of goods and/or monetary compensation. The Hotel Keeper Act provides that a hotel keeper has the right to distrain (i.e. the right to seize belongings without first getting a court order) the occupant’s belongings for non-payment of rent. See also local health, safety, fire, and lodging house bylaws, which may give some protection to hotel keepers.


=== 4. Agreements for Lease (Also Known as Agreements to Lease, or Agreements for Tenancy) ===
==2. Non-Profit Housing Co-Operatives


“Agreements for tenancy” are executory contracts in which the lessor promises that he or she and the lessee will enter into a written tenancy agreement at  a later date. For an executory contract to have effect, generally the agreement must be in writing and must contain the essential elements of a lease. While the law states that the agreement must be in writing, this requirement is not always enforced. Consequently oral agreements may be considered valid. Also, the payment of money may point to the fact that a contract has been entered into. It should be noted that since this is simply an agreement to agree,  the RTA does not yet apply. At this point, any money paid is a processing fee, holding deposit, or administration fee. Section 15 of the RTA prohibits  fees to consider or process an application for tenancy.  
Residential premises where a non-profit housing cooperative is the “landlord” and a member is the “tenant” are excluded from the application of the RTA; instead, the co-op relationship is governed by the Cooperative Association Act , SBC 1999, c 28 (see RTA, s 4(a), and Burquitlam Cooperative Housing Assoc. v Romund (1976), 1 BCLR 229 (Co Ct)). Where the person paying rent is not a member of the cooperative, and the cooperative or a cooperative member is the landlord, those rental units may be subject to the RTA if the arrangement appears to fit the definition of a tenancy, as opposed to a license.


If the money paid is part payment of rent or the security deposit (as distinct from a processing fee, holding deposit or administration fee), it is important to clearly identify that on the receipt at the time of payment (see definition of a security deposit). Until the tenant comes into possession,  he or she has only a contractual interest, which applies only to “tenancy agreements”. Thus, failure to give the tenant possession is a breach of contract and not a violation of a property interest or breach of a tenancy covenant. When the tenant acquires possession, the agreement for lease is treated as a  lease agreement, and the court may order the lessor to execute a lease (specific performance): see ''Horse and Carriage Inn Ltd. v. Baron'', [1975] 53 DLR (3d) 426 (BCSC). Recording the initial exchange of money as “rent”or as “security deposit” is important to create a basic tenancy agreement in situations where there is only an “agreement to agree” in place, and where the tenant is not yet in possession of the rental unit.  
More information can be found at the website of the Co-operative Housing Federation of BC at www.chf.bc.ca.


== C. Contractual Nature of the Tenancy Agreement ==
==3. Strata Lots==
A tenant in possession of a strata title lot (i.e. a condominium), whose landlord is the owner of the title and a member of the strata, is subject to both the RTA and the Strata Property Act. This is a frequent source of problems for tenants. See RTB Policy Guideline 21: Repair Orders Respecting Strata Properties.


=== 1. Freedom of Contract and the Agreement ===
==4. Twenty-Year Term==
Section 4(i) of the RTA provides that the RTA does not apply to a tenancy agreement for a term of over 20 years.


Throughout the establishment and duration of the agreement, the parties are generally free to add and alter the terms, covenants and conditions as they see fit – subject to restrictions imposed by common law and statute (e.g. prohibition of contracts for an illegal purpose, '''unconscionable terms''', or contracts in restraint of trade). The RTA and MHPTA both restrict parties from contracting out of requirements of those Acts and from adopting terms that are contrary to the Acts. The changes in the tenancy agreement must be in writing, and be signed and dated by both parties. Some requirements, such as locks on  doors, are automatically included in every tenancy agreement even if the tenancy agreement does not specifically mention them. A unilaterally altered or newly included term may be unenforceable where there is no consideration for it.  
==5. Holiday Premises==
The RTA does not apply to living accommodation occupied primarily as vacation or travel accommodation (s 4(e)).


==== a) Collateral Contract ====
==6. Manufactured Home Owners==
The RTA does not apply to tenancy agreements to which the Manufactured Home Park Tenancy Act applies, i.e. owners of manufactured homes who rent the site on which their homes sit (RTA, s 4(j)). If a person rents both a manufactured home and the pad it sits on, he or she is covered by the RTA.


The parties may enter into additional or subsequent oral or written contracts, separate from the tenancy agreement, that involve a change in the way the terms of the tenancy agreement are carried out (e.g. agreement by the tenant to do repairs in return for paying a reduced amount of rent). The terms of  the tenancy agreement still exist; they must be performed as stipulated when the collateral contract is fully performed or is otherwise terminated (e.g.  one party dies or goes away). If an Arbitrator determines the terms are reasonable and not unconscionable, as defined within s 3 of the RTR, any purchaser of the reversion will be bound by the former owner’s collateral contract. A remedy for the new landlord would be found in an action against the seller.  Generally speaking, oral collateral contracts are hard to prove. If something is important, it should be recorded in writing.  
==7. Assisted and Supported Living Tenancies
Assisted and many supported living tenancies are not covered by the RTA. In addition to a tenancy agreement as required for regular tenancies, residents must negotiate and sign a separate agreement specifying services, costs, and other terms.


=== 2. Terms, Covenants, and Conditions ===
==8. Emergency Shelter and Transitional Housing==
Section 4 of the RTA states that the RTA does not apply to accommodation “provided for emergency shelter or transitional housing.” The exact bounds of the category of “transitional housing” are not entirely clear. Factors that arbitrators have referred to in determining whether housing is “transitional housing” include:


==== a) Covenants and Conditions ====
*whether the tenancy is for a fixed, short, term
*whether participation in programming (for example, in relation to mental health or substance use) is a condition of the tenancy
*whether there are rules governing conduct while in the housing, including rules about behaviour or guests


A covenant in a tenancy agreement consists of a promise by a person that a certain thing must or must not be done (the RTA eliminates the word “covenant” and uses the more modern word “term”). A “Material Term”, as used in the RTA, is a term going to the root of the relationship and the tenancy agreement.  Landlords and tenants may agree to any term they wish, as long as it is not unconscionable or contrary to the RTA. Terms contrary to the RTA may not be  identified in some cases until dispute resolution, and a tenant is free to argue that a term violates the RTA and should therefore be void. The Arbitrator will take this into consideration when determining reasonableness. For more information, see RTB Policy Guidelines 8: Unconscionable and Material Terms.  
==9. Others Not Covered (RTA, s. 4)


A condition creates an obligation that arises in the event a certain thing does or does not happen. “Conditions precedent” are conditions that must be  performed or satisfied before other obligations arise. “Conditions subsequent” cause existing obligations to cease when the conditions subsequent occur or are satisfied.
*People living in accommodations owned or operated by educational institutions if the institution provides the accommodation to its students;


==== b) Express, Implied and Statutory Terms ====
*People covered by the Community Care Facility Act, SBC 2002, c 75; the Continuing Care Act, SBC 1996, c 70; the Hospital Act, RSBC 1996, c 200; or the Mental Health Act, RSBC 1996, c 288.


Valid '''express''' terms or conditions override any '''implied''' terms or “usual terms” that might otherwise apply at common law. For residential tenancies, the RTA deems some express terms to be unenforceable (see [[{{PAGENAME}}#d) Reasonable Terms | Section III.C.d: Reasonable Terms]] below). The RTA also establishes statutory terms, deemed to be terms in every agreement, that override any express or implied term to the contrary. For tenancies not governed by the RTA, a court will find implied obligations and insert the usual terms, if the parties have failed to expressly agree to certain matters.  
==10. Residential Tenancy Branch Information Line==
Call the Residential Tenancy Branch information line (604-660-1020 or 1-800-665-8779) if you are unsure whether the rental unit comes under the RTA.  


==== c) Express Terms and Obligations ====
=C. Discrimination Against Tenants=
Although poverty is not a protected ground, a landlord must not discriminate against a (prospective) tenant based on a lawful source of income, such as Income Assistance or similar benefits. The remedy is a complaint under s 21 of the B.C. Human Rights Code, RSBC 1996, c. 210 [HRC]. Section 10(1) of the HRC also prohibits a person from denying tenancy or from discriminating with respect to a term of the tenancy against a person or class of persons because of their race, sexual orientation, colour, ancestry, place of origin, religion, marital status, physical or mental disability, or sex. Note also, that pets are not covered under discrimination rules. See Chapter 19: Human Rights for more information.


Parties may write their own tenancy agreement with their own terms, or may use a standard form tenancy agreement to which they can add their own extra terms. Parties may also adopt a lease in conformity with the ''Land Transfer Form Act'', RSBC 1996, c 252, p 2.
There are two exceptions:


The RTA requires that all tenancy agreements include standard terms outlining key statutory rights and responsibilities of the tenant and landlord (see RTA s 12, and the Schedule to the Regulation). The standard terms cover repairs, payment of rent, rent increases, security deposits, assignment or sub-let, occupants and invited guests, entry of the residential premises by the landlord, locks, ending the tenancy, and the application of the RTA. To assist landlords and tenants, the Ministry created a standard [http://bit.ly/1eiaQNL Residential Tenancy Agreement]. This Agreement incorporates suggestions put  forward by landlord and tenant stakeholders, and includes the prescribed terms found in the Schedule of the Regulation.  
==1. Shared Accommodations==


For residential tenancies, the following express terms are '''void''' and '''unenforceable''':
The law does not always apply when kitchen and bathroom facilities are shared with the owner of that accommodation.
*a term purporting to hold that the RTA does not apply to the agreement (s 5(1));
==2. Adults Only==
*that the rent remaining for the term of the agreement becomes due and payable if a tenant fails to comply with a term of the tenancy agreement (s 22) (i.e. “accelerated rent terms” are not permitted); or
*that the landlord can seize the tenant’s personal property for rent owing (s 26(3)(a)).          


Some included requirements of the RTA state that the tenant:
A landlord cannot refuse to rent to adults because they have children, unless the building or manufactured home park is reserved for people over 55 years old.
*must maintain reasonable health, cleanliness, and sanitary standards throughout the rental unit and other areas of the property to which the tenant has access;
*shall not assign or sublet without the landlord’s written consent, where the agreement is for a period of six months or more; and
*shall not pay more than one-half of one month’s rent for each of the security deposit and/or pet damage deposit.  


Similarly, terms in a short form lease that are inconsistent with the RTA are unenforceable. The parties may however enter into a separate collateral agreement, under which a clause requiring the tenant to perform repairs is binding on the tenant, so long as there is separate consideration.
=D. Application Fees=


==== d) Reasonable Terms ====
A potential landlord cannot ask a renter or potential renter for an application fee. If one has paid an application fee and the landlord will not give it back, one can apply for dispute resolution to have it returned. Applicants will need to know the landlord’s proper name and address, and have proof that the fee was paid: see RTA, s 15.


Changes in the RTA allow more ability to agree to any term landlords and tenants wish, than the repealed Act did.                                                        
=E. Foreign Students=


However, a term of tenancy is '''unenforceable''' if (RTA, s 6):
Foreign students should consider how long they plan on studying before signing a fixed-term lease. Students should not sign a fixed-term tenancy that exceeds the time they plan to study. Signing a fixed-term tenancy that extends beyond one’s intended study period can put a tenant into breach, and may result in having to pay liquidated damages and/or any loss of rent incurred by the landlord.
*a) the term is inconsistent with this RTA or the regulations;
*b) the term is unconscionable; or
**'''NOTE:''' The RTR defines “unconscionable” for the purposes of s 6(3)(b) of the RTA as follows: a term of a tenancy agreement is “unconscionable if the term is oppressive or grossly unfair to one party”.  
*c) the term is not expressed in a manner that clearly communicates the rights and obligations under it.  


See Policy Guideline 8: Unconscionable and Material Terms.  
Many foreign students have problems getting back their damage deposits, as some landlords take advantage of the fact the students will be returning overseas after their tenancy ends. As a result, students should make arrangements to appoint someone as their agent if they have to head overseas and have not received their deposits from their ex-landlords.  


==== e) Pets ====
Some foreign students take furnished rooms by paying “take-over fees” to purchase the furniture and continue the rental agreement. The initial tenancy agreement may have been “taken over” by a dozen students in a row, leading to confusion about who is entitled to the security deposit or the furniture.
 
In B.C., there is no law that allows tenants to have a pet. RTA, s 18 allows a tenancy agreement to include terms that prohibit pets, or restrict the size, kind or number of pets a tenant may keep on the residential property. In order to keep a pet one needs to have a term in one’s tenancy agreement that allows pets. If a tenancy agreement doesn’t allow pets and a tenant gets one anyway, the landlord can tell the tenant to remove it. If the tenant refuses,  the landlord may be able to give an effective eviction notice. RTA, s 18 is subject to the rights and restrictions under the ''Guide Animal Act'' RSBC 1996, c 177, s 4, which states that landlords must not deny tenancy or impose discriminatory terms on a person with a disability who intends to keep a guide animal in the rental unit.
 
===== (1) New Pet: Where Permitted =====
 
The landlord and tenant together must inspect the condition of the rental unit on or before the day the tenant starts keeping a pet or on another mutually agreed day where the landlord permits the tenant to keep a pet after the start of a tenancy (RTA, s 23(2)). Failure of the tenant or landlord to participate in the inspection may extinguish the right of the failing  party to the rights relating to the pet deposit (s 24(1)). The landlord can request a pet damage  deposit not greater than ½ of a month’s rent, regardless of the number of pets.
 
==== f) Prescribing Terms ====
 
Terms and conditions that must or must not be included in every written tenancy agreement, or an application for an agreement, may be prescribed by an  order-in-council and may prescribe different terms for different classes of tenancy agreements. As discussed above, the RTR sets out in its schedule those terms that must be included in every tenancy agreement.
 
==== g) Implied Obligations and Usual Terms ====
 
===== (1) Landlord’s Obligations =====
 
A landlord must ensure that:
*the tenant is given vacant possession on the starting date of the tenancy;
*the tenant has quiet enjoyment; 
*the rental units are reasonably fit for occupation; and
*the rental units are maintained in a state of decoration and repair that complies with housing health and safety standards required by law.
 
===== (2) Tenant’s Obligations =====
 
A tenant must ensure that:
*he or she pays the rent or other fees on time and conducts him or herself in a manner consistent with protecting the landlord’s rights and interests;
*he or she delivers up the rental unit in a reasonably clean condition and in a reasonable state of repair, reasonable wear and tear excepted; and
*he or she gives one full month’s notice in writing when terminating the agreement. (see [[Residential Tenancy Termination and Eviction (19:IX)#1. Form and Basic Requirements | Section IX.B.1: Form and Basic Requirements]]).
 
===== (3) Court-Implied Terms =====
 
The usual terms that a court may insert in a tenancy agreement, where express provision is lacking and statutory terms do not apply, include a tenant’s undertaking:
*to pay rent;
*to pay taxes and utilities not payable by the landlord assigned to them in the tenancy agreement; and
*to keep and deliver up the rental unit in good repair.
 
==== h) Statutory Terms in the RTA : Duties and Prohibitions ====
 
For residential tenancies subject to the RTA, the common law implied obligations apply, unless their subject matter is superseded by one of the RTA’s obligations.
 
==== i) Rent Increases for Additional Occupants ====
 
A rental increase for a new occupant can only be imposed if the contract specifically allows for it. Disputes most often arise upon the birth of a baby,  so renters should consider whether they might have children before signing a contract with a new occupant increase clause.

Revision as of 22:23, 9 August 2016

LSLAP Manual
LSLAP Manual
This page is from the
Law Students' Legal
Advice Program Manual.
See the full contents.
LSLAP Manual
Introduction
Chapters
19. Landlord and Tenant Law
 · I. Residential Tenancy Act

 · II. Tenancy Agreements
 · III. Moving In and Moving Out
 · IV. Security Deposits
 · V. Repair and Service
 · VI. Rent Increase
 · VII. Tenant's Rights
 · VIII. Subletting and Assignment
 · IX. Termination/Eviction
 · X. Dispute Resolution
 · XI. Common Law
 · XII. Strata Law
 · XIII. Assisted Living
 · XIV. Commercial Tenancies
 · XV. Manufactured Homes
 · XVI. Income Assistance
 · XVII. Illegal Suites
 · XVIII. Forms

 · XIX. Governing Legislation and Resources
v • d • e



CHAPTER 3 Residential Tenancy Act Coverage

=A. Premises and Persons Subject to the RTA

1. Effective Date

The RTA applies to all residential tenancy agreements entered into or renewed after the date the RTA first came into force (1984). The RTA was modernized in 2004.

2. No Contracting Out

An agreement, or a term in an agreement, which purports to exclude the application of the RTA is of no effect. Where a term in an agreement conflicts with the RTA or the Residential Tenancy Regulations, the term is void. Essentially, neither landlords nor tenants can contract away rights legislated under the RTA.

3. Crown

Generally, the RTA applies to the Crown.

4. Infants

Tenancy agreements entered into by persons under the age of 19 are enforceable under s 3 of the RTA.

5. Hotel Tenants and Landlords

Hotel tenants are fully covered by the RTA if the hotel is the tenants’ primary residence. There are a few rules that apply only to hotel tenants and landlords, namely:

  • s 29(1)(c) permits entry into a hotel tenant’s room without notice for the purposes of providing maid service, as long as it is at reasonable times;
  • s 59(6) permits an individual occupying a room in a residential hotel to apply to an Arbitrator, without notice to any other party, for an interim order stating that the RTA applies to that living accommodation.

See Policy Guideline 9: Tenancy Agreements and Licences to Occupy.

6. Subsidized Housing

Persons living in publicly subsidized housing paying rent on a scale geared to their income are excluded from the rent increase provisions. They are also excluded from s 34 of the RTA, which deals with assignment and subletting. Not all subsidized housing is directly operated by the B.C. Housing Corporation. For a list of subsidized housing options, visit www.bchousing.org/Options/Subsidized_Housing/Listings

B. Excluded Premises and Agreements

1. Tenancies, Co-Tenancies, and Licenses to Occupy

The RTA sets out the rights and obligations of landlords and tenants. When a tenancy starts, there should be a tenancy agreement in place. A tenancy agreement means an agreement, whether written or oral, express or implied, between a landlord and a tenant respecting possession of a rental unit, use of common areas and services and facilities, and includes a licence to occupy a rental unit. Each landlord must prepare a written tenancy agreement that complies with the RTA. However, even if the landlord does not prepare such a written tenancy agreement, the tenant is still protected by all of the standard terms contained in the Residential Tenancy Regulation. It also does not apply to living accommodations in which the tenant shares bathroom or kitchen facilities with the owner of the accommodation. The question may arise as to whether or not a person living in a rental unit is a tenant, a co-tenant, a tenant in common or an occupant. Residential Tenancy Policy Guideline 9: Tenancy Agreements and Licenses to Occupy and Guideline 13: Rights and Responsibilities of Co-tenants may provide helpful guidance. Traditionally, the test to distinguish a tenancy from a license is whether or not the occupant has exclusive possession of the rental unit, taking into account the facts of each case and the intention of the parties. When a person shares a residence with the owner, factors indicating a license include:

  • sharing a kitchen or bathroom with the owner (this refers to the owner of the building, not the owner’s agent) (s 4);
  • the absence of a written tenancy agreement;
  • the provision of meals;
  • laundering and cleaning services provided by the facility;
  • no locks on the doors;
  • no security deposit;
  • lack of exclusive possession; or
  • the facility is part of a special program and the housing is temporary in nature.

The determination of whether there is a tenancy depends on the circumstances of each case and can only be made by a RTB Arbitrator at a dispute resolution hearing. Licensees’ rights and obligations are governed by common law. A licensee can be asked to leave (i.e. be evicted) without specific reason, but the licensor must give reasonable notice (written or verbal). This can be as short as a few days. Over two weeks or a month is almost always reasonable. A person who has had his or her personal property seized should consider taking the position that he or she is a tenant and apply to the Residential Tenancy Branch for dispute resolution seeking an order for return of personal property. If the Arbitrator finds that the RTA does not apply then the application will be dismissed. Seizing a licensee’s personal property is not lawful unless the licensor already has a court order. A licensee not covered by the RTA may have a remedy under the common law, the Hotel Keeper Act, RSBC 1996, c 206, the Commercial Tenancy Act, RSBC 1996, c 57 (under which “tenant” is defined as including “occupant”), or the regulations authorized by these statutes.

If the licensee has been locked out or has had goods seized without notice, he or she could ask a police officer for assistance or sue in Small Claims Court for an order for the return of goods and/or monetary compensation. The Hotel Keeper Act provides that a hotel keeper has the right to distrain (i.e. the right to seize belongings without first getting a court order) the occupant’s belongings for non-payment of rent. See also local health, safety, fire, and lodging house bylaws, which may give some protection to hotel keepers.

==2. Non-Profit Housing Co-Operatives

Residential premises where a non-profit housing cooperative is the “landlord” and a member is the “tenant” are excluded from the application of the RTA; instead, the co-op relationship is governed by the Cooperative Association Act , SBC 1999, c 28 (see RTA, s 4(a), and Burquitlam Cooperative Housing Assoc. v Romund (1976), 1 BCLR 229 (Co Ct)). Where the person paying rent is not a member of the cooperative, and the cooperative or a cooperative member is the landlord, those rental units may be subject to the RTA if the arrangement appears to fit the definition of a tenancy, as opposed to a license.

More information can be found at the website of the Co-operative Housing Federation of BC at www.chf.bc.ca.

3. Strata Lots

A tenant in possession of a strata title lot (i.e. a condominium), whose landlord is the owner of the title and a member of the strata, is subject to both the RTA and the Strata Property Act. This is a frequent source of problems for tenants. See RTB Policy Guideline 21: Repair Orders Respecting Strata Properties.

4. Twenty-Year Term

Section 4(i) of the RTA provides that the RTA does not apply to a tenancy agreement for a term of over 20 years.

5. Holiday Premises

The RTA does not apply to living accommodation occupied primarily as vacation or travel accommodation (s 4(e)).

6. Manufactured Home Owners

The RTA does not apply to tenancy agreements to which the Manufactured Home Park Tenancy Act applies, i.e. owners of manufactured homes who rent the site on which their homes sit (RTA, s 4(j)). If a person rents both a manufactured home and the pad it sits on, he or she is covered by the RTA.

==7. Assisted and Supported Living Tenancies Assisted and many supported living tenancies are not covered by the RTA. In addition to a tenancy agreement as required for regular tenancies, residents must negotiate and sign a separate agreement specifying services, costs, and other terms.

8. Emergency Shelter and Transitional Housing

Section 4 of the RTA states that the RTA does not apply to accommodation “provided for emergency shelter or transitional housing.” The exact bounds of the category of “transitional housing” are not entirely clear. Factors that arbitrators have referred to in determining whether housing is “transitional housing” include:

  • whether the tenancy is for a fixed, short, term
  • whether participation in programming (for example, in relation to mental health or substance use) is a condition of the tenancy
  • whether there are rules governing conduct while in the housing, including rules about behaviour or guests

==9. Others Not Covered (RTA, s. 4)

  • People living in accommodations owned or operated by educational institutions if the institution provides the accommodation to its students;
  • People covered by the Community Care Facility Act, SBC 2002, c 75; the Continuing Care Act, SBC 1996, c 70; the Hospital Act, RSBC 1996, c 200; or the Mental Health Act, RSBC 1996, c 288.

10. Residential Tenancy Branch Information Line

Call the Residential Tenancy Branch information line (604-660-1020 or 1-800-665-8779) if you are unsure whether the rental unit comes under the RTA.

C. Discrimination Against Tenants

Although poverty is not a protected ground, a landlord must not discriminate against a (prospective) tenant based on a lawful source of income, such as Income Assistance or similar benefits. The remedy is a complaint under s 21 of the B.C. Human Rights Code, RSBC 1996, c. 210 [HRC]. Section 10(1) of the HRC also prohibits a person from denying tenancy or from discriminating with respect to a term of the tenancy against a person or class of persons because of their race, sexual orientation, colour, ancestry, place of origin, religion, marital status, physical or mental disability, or sex. Note also, that pets are not covered under discrimination rules. See Chapter 19: Human Rights for more information.

There are two exceptions:

1. Shared Accommodations

The law does not always apply when kitchen and bathroom facilities are shared with the owner of that accommodation.

2. Adults Only

A landlord cannot refuse to rent to adults because they have children, unless the building or manufactured home park is reserved for people over 55 years old.

D. Application Fees

A potential landlord cannot ask a renter or potential renter for an application fee. If one has paid an application fee and the landlord will not give it back, one can apply for dispute resolution to have it returned. Applicants will need to know the landlord’s proper name and address, and have proof that the fee was paid: see RTA, s 15.

E. Foreign Students

Foreign students should consider how long they plan on studying before signing a fixed-term lease. Students should not sign a fixed-term tenancy that exceeds the time they plan to study. Signing a fixed-term tenancy that extends beyond one’s intended study period can put a tenant into breach, and may result in having to pay liquidated damages and/or any loss of rent incurred by the landlord.

Many foreign students have problems getting back their damage deposits, as some landlords take advantage of the fact the students will be returning overseas after their tenancy ends. As a result, students should make arrangements to appoint someone as their agent if they have to head overseas and have not received their deposits from their ex-landlords.

Some foreign students take furnished rooms by paying “take-over fees” to purchase the furniture and continue the rental agreement. The initial tenancy agreement may have been “taken over” by a dozen students in a row, leading to confusion about who is entitled to the security deposit or the furniture.

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