How to Evict a Tenant in Alberta: Steps, Costs and Timeline

The Honest Timeline

Landlords searching "how to evict a tenant in Alberta" usually want a number. Here's the realistic range:

• Fastest case (tenant leaves after valid notice): 15 days from service for a 14-day breach, or the prescribed-reason period for a periodic tenancy: 1 full tenancy week for weekly, 3 full tenancy months for monthly, or 90 days for yearly tenancies
• Contested case (tenant objects, RTDRS hearing needed): 5 to 8 weeks from notice to hearing
• Full enforcement (possession order through to bailiff): 8 to 14 weeks total, sometimes longer

There is no shortcut through this process. Self-help eviction — changing locks, shutting off utilities, or removing a tenant's belongings — is illegal in Alberta and carries penalties up to $5,000.

Step 1: Establish Your Legal Ground

Alberta's Residential Tenancies Act does not allow general "no-fault" eviction during a tenancy. You need a specific legal ground:

For any tenancy type:

• Non-payment of rent → 14 clear days' notice with curative clause
• Substantial breach of the lease → 14 clear days' notice
• Significant property damage → 24 hours' notice
• Physical assault or threats → 24 hours' notice

For periodic tenancies only (prescribed reasons):

• Landlord or qualifying relative moving in → 3 full tenancy months
• Demolition → 3 full tenancy months
• Major renovations requiring vacant possession → 365 days
• Condo conversion → 365 days
• End of employment-linked housing → notice equal to employment notice period or 1 week, whichever is longer

Fixed-term tenancies expire automatically on the end date without notice. But if the tenant doesn't leave, you still need the RTDRS — you can't force them out yourself.

Step 2: Draft and Serve the Notice

Your written notice must give the property address, reason for termination, end date, rent due and any additional rent that may become due during the notice period, and be signed by you or your agent. For non-payment, include the curative statement. A time is required for 24-hour and 48-hour notices; a section reference and supporting facts can help make the reason clear.

Serve the notice personally or by registered mail. If the tenant is absent or evading service, you may serve an adult who appears to live with them or post the notice in a conspicuous place. Electronic service is available only when service by the other methods cannot be effected and the electronic address and format meet the statutory requirements.

Document your service immediately — you'll need a sworn Declaration of Service if this goes to the RTDRS.

Step 3: Wait for the Notice Period

For 14-day notices, count 14 clear days (excluding the service day and the termination day). For periodic tenancy prescribed reasons, you need 3 full tenancy months served on or before the first day of the first month.

During this time, a tenant served with a 14-day breach notice (not non-payment) can serve a written Notice of Objection that voids your notice automatically. If they pay all arrears on a non-payment notice, the notice is cured.

Step 4: Apply to the RTDRS

If the tenant hasn't left by the termination date, file with the RTDRS through the eFiling portal. Complete Form RTDR0007, upload your evidence, and pay $75 for claims up to $7,500 or $150 for claims over $7,500. Serve the hearing package using an RTDRS-approved method at least 3 clear days before the hearing; the date of service, hearing date, weekends, and holidays do not count.

Hearings are by phone or video, typically scheduled within 2 to 4 weeks of filing.

Step 5: Enforce the Order

If the RTDRS grants your application, you receive a binding Order of Possession. To enforce it physically:

1. Register the order with the Court of King's Bench of Alberta
2. Obtain a Writ of Possession from the Court Clerk
3. Deliver the Writ to a licensed Civil Enforcement Agency

A bailiff executes the eviction and supervises the lock change.

What It Costs

These are the direct costs. Add lost rental income during the process and the total financial impact of a contested eviction can be significant.

For the complete process with notice templates, clear-day calculators, service logs, and RTDRS filing checklists, get the Alberta ending a tenancy guide.

See more Alberta guides →