Fixed-Term Tenancy Ending in Saskatchewan: Landlord Rules

A fixed-term tenancy ends on the date in the agreement unless the parties enter into a new tenancy agreement. Landlords must still serve Form 15 at least two months before expiry to state their renewal intentions.

The Form 15 Requirement

Under Section 8.2 of The Residential Tenancies Regulations, 2007, landlords must serve Form 15 (Term Lease — Two Month Notice of Intention) at least two full months before the lease expiry date. This form tells the tenant one of three things:

1. You are offering to renew on the same terms — the tenant can accept and sign a new lease
2. You are offering a new lease with revised terms — typically a rent adjustment
3. You are not renewing the lease — the tenancy ends on the expiry date

If you offer a renewal, the tenant must accept it in writing within one month of the date on the notice. If they do not respond, the offer is deemed rejected; if no new offer is made, the tenant must vacate at the end of the term.

What Happens If You Miss the Deadline

If you miss the Form 15 deadline, the fixed-term tenancy still ends on its stated date unless the parties enter into a new tenancy agreement (s. 55(2)). Missing the deadline does not itself convert the tenancy into a periodic tenancy.

Date Calculation for Form 15

For a lease expiring on August 31, Form 15 must be served so it is received or deemed received by June 30 (two months before expiry). Allow for the deemed-service delay if using mail or electronic service.

If the tenant accepts your renewal offer, the new lease begins the day after the old one expires. If the tenant declines, fails to respond within one month, or you gave a non-renewal notice, the tenancy terminates on the stated end date without any further notice needed.

Month-to-Month Tenancy Rules

A periodic tenancy continues until one side gives proper notice. It may begin under a new agreement after a fixed term; a fixed term does not convert to periodic automatically just because it expires.

For a landlord to end a periodic tenancy, you need a lawful ground and the corresponding form:

• Cause-based termination (Form 8): One calendar month's notice for grounds like damage, breach, or repeated late rent
• Owner occupancy (Form 8b): Two calendar months' notice
• Purchaser occupancy (Form 8c): One calendar month's notice
• Demolition, renovation, conversion (Form 8d): Two calendar months' notice
• Rent arrears 15+ days (Form 7): Immediate notice

The tenant can end a periodic tenancy by giving one full rental period's notice (typically one month for monthly tenancies) to take effect on the day before rent is next due.

Fixed-Term Leases and Owner Occupancy

A common frustration: you want to move back into a property that has a tenant on a fixed-term lease. Section 60 owner-occupancy notices apply only to periodic tenancies. During the fixed term, your options are:

1. Wait for the lease to expire — serve Form 15 with a no-renewal notice at least two months before. If the parties instead enter a new periodic tenancy, owner occupancy requires Form 8b and the conditions in Section 60.
2. Negotiate a mutual termination — both parties agree in writing to end the lease early, with a specific termination date
3. Use a fault-based ground if one exists — damage, illegal activity, or other Section 58 grounds are available during a fixed term, but you need actual cause

There is no general "break lease" power for landlords in Saskatchewan. The fixed-term contract binds both parties.

The Saskatchewan Ending a Tenancy guide covers the complete Form 15 process, periodic tenancy rules, and when a new periodic tenancy follows a fixed term, with date calculation worksheets.

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