How to File a BC Dispute Resolution Application (RTB-12)

What Is the RTB-12 Dispute Resolution Application?

Quick tip: download the official RTB12 first, then fill it while following this guide: Download RTB12 form (official BC RTB forms).

The RTB-12 Application for Dispute Resolution is the official form used to start a formal dispute between a tenant and a landlord in British Columbia. It is filed with the BC Residential Tenancy Branch (RTB), which is the government agency responsible for administering BC's rental laws under the Residential Tenancy Act (RTA).

For newcomers to Canada, it's important to know that BC has a dedicated system for resolving rental disputes that doesn't require going to court. The RTB provides an affordable and accessible way to resolve conflicts with your landlord, including issues related to security deposits, repairs, illegal rent increases, eviction notices, and more.

Filing an RTB-12 application initiates a hearing where an independent arbitrator reviews the evidence from both parties and makes a legally binding decision called an Order of Possession or Monetary Order, depending on the issue.

When Should You File a Dispute?

You should consider filing an RTB-12 application when you've tried to resolve an issue with your landlord directly but haven't been successful. Common reasons tenants file disputes include:

• Unreturned security deposit: Your landlord hasn't returned your deposit within 15 days of the move-out inspection
• Illegal rent increase: Your landlord raised your rent above the allowable limit or without proper notice
• Repairs not made: Your landlord has failed to maintain the rental unit in a reasonable state of repair
• Illegal entry: Your landlord entered your unit without proper notice
• Eviction dispute: You received an eviction notice that you believe is unfair or illegal
• Harassment or interference: Your landlord is interfering with your quiet enjoyment of the unit
• Utility shutoffs: Your landlord has illegally shut off utilities
• Discrimination: While the BC Human Rights Tribunal handles discrimination complaints, the RTB can address related tenancy issues

Important Deadlines

There are strict time limits for filing disputes:

• Security deposit disputes: Must be filed within 2 years of the end of the tenancy
• Disputing an eviction notice: Must be filed before the effective date on the eviction notice — act immediately
• General disputes: Should be filed as soon as possible to preserve your rights

How to File the RTB-12: Step-by-Step

Step 1: Try to Resolve the Issue Directly

Before filing a formal dispute, attempt to resolve the issue with your landlord through direct communication:

• Put your complaint or request in writing (email or letter)
• Keep copies of all communication
• Give your landlord reasonable time to respond (usually 7-14 days)
• If direct communication fails, proceed to file a dispute

Step 2: Gather Your Evidence

Strong evidence is the key to a successful dispute. Collect and organize:

• Your tenancy agreement (RTB-1 or other written agreement)
• Condition inspection reports (move-in and move-out)
• Photos and videos of the rental unit, damages, or repair issues (with dates)
• Written correspondence with your landlord (emails, text messages, letters)
• Receipts and bank records showing rent payments and deposit payments
• Any notices received from your landlord (eviction notices, rent increase notices)
• Witness statements from roommates, neighbours, or others who can support your claim
• Repair requests you sent to your landlord (with dates and responses)

Step 3: Complete the RTB-12 Form

You can complete the RTB-12 application either online or on paper:

Online Application (Recommended)

1. Go to the RTB website at gov.bc.ca/landlordtenant
2. Click on "Apply for Dispute Resolution"
3. Log in or create an account on the RTB's online system
4. Select that you are a tenant filing a dispute
5. Enter the landlord's name and contact information
6. Describe the issue(s) you want resolved — be specific and factual
7. Indicate what remedy you're seeking (e.g., return of deposit, rent reduction, order for repairs)
8. Upload your supporting evidence documents
9. Pay the filing fee
10. Submit the application

Paper Application

1. Download the RTB-12 form from gov.bc.ca/landlordtenant under "Forms"
2. Complete all sections of the form by hand or typed
3. Make copies of the form and all supporting documents
4. Submit the form and fee in person at a Service BC office or by mail to the RTB

Step 4: Pay the Filing Fee

The filing fee for dispute resolution is $100 as of 2026. Payment options include:

• Credit card (for online applications)
• Debit card or cash (at Service BC offices)
• If you cannot afford the fee, you can request a fee waiver. You'll need to provide proof of low income or financial hardship. Low-income newcomers, people on income assistance, and those with very limited resources are often eligible for fee waivers

Step 5: Serve the Other Party

After filing your application, you must serve (deliver) a copy to your landlord. This is a legal requirement — the landlord must be properly notified of the dispute. Acceptable methods of service include:

• In person: Handing the documents directly to the landlord
• By registered mail: Send via Canada Post registered mail
• By email: If the landlord has previously agreed to receive documents by email
• By leaving at the landlord's address: In a mailbox or under the door

You must then complete a Proof of Service form to confirm that you served the documents. This must be submitted to the RTB before your hearing.

What Happens at the Hearing

After both parties have been served, the RTB will schedule a hearing. Here's what to expect:

Before the Hearing

• You'll receive a Notice of Hearing with the date, time, and format (telephone or video conference)
• Most hearings are conducted by telephone — you don't need to appear in person
• Prepare your evidence and organize it in the order you want to present it
• Prepare a brief summary of your key points
• You may have a friend, family member, or advocate present for support

During the Hearing

• An arbitrator (similar to a judge) will conduct the hearing
• Both you and your landlord will have the opportunity to present your case, present evidence, and ask questions
• The arbitrator may ask questions to clarify the facts
• Hearings typically last 1-3 hours depending on complexity
• If English is not your first language, you can request an interpreter (arrange this when you receive the hearing notice)

After the Hearing

• The arbitrator will issue a Decision and Order, usually within a few weeks
• The decision is legally binding on both parties
• If the order includes a monetary award (e.g., return of your deposit), the losing party must comply within the specified timeframe
• If the losing party doesn't comply, the winning party can file the order with the BC Supreme Court to enforce it as a court order

Tips for Newcomers Filing a Dispute

1. Document everything from day one: Start keeping records as soon as you move in. Take photos, save emails, and keep receipts
2. Communicate in writing: Even if you talk to your landlord in person, follow up with an email or text summarizing what was discussed
3. Stay calm and factual: In your application and at the hearing, stick to facts and avoid emotional language. Present dates, amounts, and specific incidents
4. Request an interpreter: If you're not comfortable presenting in English, you have the right to an interpreter. Notify the RTB as early as possible
5. Seek free legal help: Organizations like TRAC (Tenant Resource & Advisory Centre) at tenants.bc.ca and Legal Aid BC at legalaid.bc.ca offer free assistance to tenants
6. Don't be intimidated: The dispute resolution process is designed to be accessible to everyone. You don't need a lawyer, though you can have one if you choose
7. Meet all deadlines: File your application on time, serve the landlord on time, and attend your hearing. Missing a deadline can result in your case being dismissed
8. Know that retaliation is illegal: Your landlord cannot evict you, raise your rent, or reduce your services because you filed a dispute. This is prohibited under the RTA

Getting Help with Your Dispute

Several organizations offer free help to tenants in BC:

• TRAC (Tenant Resource & Advisory Centre): tenants.bc.ca or call 604-255-0546 (Metro Vancouver) / 1-800-665-1185 (rest of BC)
• Legal Aid BC: legalaid.bc.ca or call 604-408-2172 (Metro Vancouver) / 1-866-577-2525 (rest of BC)
• Access Pro Bono: Free legal clinics for low-income individuals at accessprobono.ca
• Settlement organizations: Many newcomer settlement agencies, including WelcomeAide, can connect you with legal resources
• BC Residential Tenancy Branch: gov.bc.ca/landlordtenant or call 604-660-1020 (Metro Vancouver) / 1-800-665-8779 (rest of BC)

Filing a dispute may feel intimidating, but the RTB process is specifically designed to be accessible and fair. As a newcomer to BC, you have the same rights as any other tenant, and the law is there to protect you.

Download This Form

Before you submit anything, download the latest official file here: Download RTB12 form (official BC RTB forms). Always use the latest version.

Related internal guides

• IMM 5257 guide
• IMM 1294 guide
• IMM 1295 guide
• IMM 5409 guide
• IMM 5532 guide

Official external resources

• Download RTB12 form (official BC RTB forms)
• IRCC forms and guides library
• IRCC document checklists
• CRA forms and publications
• IRCC processing times

Related Resources

WelcomeAide Tools

• WelcomeAide Blog — browse all newcomer guides and updates
• Resume Builder — create a Canadian-style resume for job applications
• Credential Recognition — check how your qualifications transfer to Canada
• Newcomer Checklist — organize your next steps for work and settlement
• Ask WelcomeAide AI — get practical answers about jobs and interviews

Related Guides

• Guide to the BC Tenancy Agreement (RTB-1) for Newcomers
• Understanding Apartment Utilities in Canada: What's
• First-Time Home Buyer's Guide in Canada — Steps From

Official Government Sources

• Government of Canada Jobs and Employment
• Social Insurance Number (SIN)
• Employment Insurance (EI)
• Foreign Credential Recognition Program
• Hiring and Workplace Requirements
• Federal Labour Standards