If you’ve heard that BC requires a 4-month notice to end a tenancy for personal use, that was true for a while — but it isn’t anymore. The rule has changed twice since mid-2024, and as of today, the notice period for both landlord’s use and purchaser’s use is 3 months.
Here’s the current rule, how we got here, and what each party needs to do.
The current rule (as of June 18, 2025)
If you’re ending a tenancy because you, a close family member, or a purchaser (or their close family member) plans to occupy the unit, you must give the tenant 3 full months’ written notice. The tenant then has 21 days to dispute the notice.
This applies whether the notice is for:
Landlord’s use — form RTB-32L
Purchaser’s use — form RTB-32P
Both notices must be generated through the Residential Tenancy Branch’s web portal — you can no longer just write one up yourself. The portal assigns a unique Notice ID and requires birthdates of the relevant parties for verification.
How we got here: a timeline of changes
This rule has moved around a lot in a short period, which is exactly why so much confusing information is still floating around online. Here’s the full sequence:
Before July 18, 2024: Notice period was 2 months, with a 15-day dispute window.
July 18, 2024: Notice period increased to 4 months (30-day dispute window) for both landlord’s use and purchaser’s use.
August 21, 2024: The 4-month rule was rolled back for purchaser’s use specifically — reduced to 3 months (21-day dispute window). The government’s stated reason: a 4-month wait was disqualifying some first-time buyers from CMHC-insured mortgages, which require vacant possession at closing.
June 18, 2025: The same 3-month, 21-day standard was extended to landlord’s use as well, aligning both notice types.
Bottom line: if you’re relying on anything you read or saved before June 2025, double-check it. The 4-month version of this rule is retired.
Who qualifies as a “close family member”?
For purchaser’s use, a close family member means a spouse, parent, or child of the purchaser or the purchaser’s spouse.
Occupancy requirement
Whoever moves in — landlord, purchaser, or their qualifying family member — must occupy the unit for at least 12 months, starting within a reasonable time after the tenancy ends. If this doesn’t happen, the former tenant can apply to the RTB for compensation.
Tenant checklist: what to do if you receive this notice
Verify the notice. It should be generated through the RTB web portal, with a Notice ID, the effective date, the stated reason, and the landlord’s signature.
Confirm the timeline. Make sure the notice gives you a full 3 months, and note your 21-day window to dispute if you plan to.
Keep records. Save the notice itself and any related communication with your landlord, including dates.
Get advice if you’re unsure. The BC Residential Tenancy Branch has resources, and a tenant advocacy group can help you understand your options.
Plan ahead. Start your housing search early and budget for moving costs.
Leaving early is allowed if your fixed term has expired. If you find a new place before the notice period ends, you can give your landlord 10 days’ written notice and move out sooner. You’re still entitled to your one month’s rent compensation.
Landlord checklist: how to properly issue this notice
Confirm you have a legitimate reason under the BC Residential Tenancy Act.
Generate the notice through the RTB web portal — form RTB-32L for landlord’s use, RTB-32P for purchaser’s use. You can no longer draft this yourself outside the portal.
Serve it properly — hand delivery, registered mail, or another method allowed under the Act.
Keep a copy of the notice and a record of how and when it was served.
Be ready for a dispute. Organize your supporting documentation in case the tenant challenges the notice within their 21-day window.
Know the compensation rules if the tenant chooses to leave early or if you don’t follow through on the stated reason for the eviction.
Our take
This rule has changed three times in under two years, which has made it genuinely hard for landlords, tenants, and even real estate professionals to keep up. If you’re relying on something you read a year ago, it’s worth double-checking against the current 3-month standard before you act on it. If you’re not sure which notice applies to your situation, or need help generating one correctly through the RTB portal, that’s exactly the kind of thing our team helps our management clients with.
The above information is not to be relied on as legal advice. If you require professional or legal advice for your personal circumstances, please reach out to us for a referral, or consult with us for property management services.