Non-Payment of Rent Eviction in Alberta

The 14-Day Notice for Unpaid Rent

When a tenant falls behind on rent in Alberta, the landlord's first formal step is a 14-clear-day notice under Section 29 of the Residential Tenancies Act. This notice applies to any tenancy type — fixed-term or periodic — and it's the only notice mechanism for rent arrears.

The notice must state the specific amount of rent owing, the dates it covers, and the termination date (at least 14 clear days from service). It must also include the landlord's signature and date, the full address of the rental premises, and the applicable RTA section.

The Mandatory Curative Clause

Here's the rule that trips up more Alberta landlords than any other: a 14-day notice for non-payment of rent must include a curative clause. This clause tells the tenant that the notice will become void and the tenancy will continue if they pay all outstanding rent on or before the termination date.

Omitting this clause invalidates the entire notice. It doesn't matter that the tenant owed rent, that you served the notice properly, or that 14 clear days passed. If the curative clause isn't there, the RTDRS will throw out your application.

The clause doesn't need to use specific magic words, but it must clearly communicate: "If you pay the full amount owing before the termination date, this notice is cancelled and your tenancy continues." Service Alberta's sample notices include language to this effect.

Counting 14 Clear Days

The 14-clear-day count excludes both the day of service and the effective termination date. Count 14 full days in between, including weekends and holidays.

Served on November 5? Day 1 is November 6. Day 14 is November 19. The earliest termination date on the notice is November 20. Writing November 19 gives only 13 clear days and invalidates the notice.

The shortcut: service date + 16 calendar days = earliest termination date.

What Happens Next

Tenant pays in full. The curative clause activates — the notice is void, the tenancy continues, and you cannot proceed with termination on this notice. You keep the rent, the tenant stays, and the matter is closed. If the tenant falls behind again, you'd need to serve a fresh notice.

Tenant pays partially. A partial payment does not cure the notice. The curative clause requires payment of all outstanding rent, not some of it. The notice remains valid and the tenancy terminates on the stated date (assuming the tenant doesn't pay the balance before then).

Tenant doesn't pay and doesn't leave. If the termination date passes, the tenant hasn't paid, and they're still in the unit, you file an application with the RTDRS (Form RTDR0007, $75 filing fee) or the Alberta Court of Justice for an order of possession. You cannot lock them out, remove their belongings, or shut off utilities.

No Right of Objection for Rent Arrears

Unlike a substantial breach notice, where the tenant can serve a Notice of Objection that voids the landlord's notice, the objection right does not apply to notices served strictly for non-payment of rent. The tenant's remedy is to pay the rent (curing the notice) or to dispute the amount at the RTDRS if they believe the landlord's claim is incorrect.

This distinction matters. A landlord serving a 14-day notice for non-payment doesn't face the same risk of having the notice voided by a written objection. The tenant can only cure the notice by paying, not by objecting.

Evidence for the RTDRS

If the matter goes to a hearing, bring:

• A copy of the notice with the curative clause
• Proof of service (Form RTDR0002 — Declaration of Service)
• Rent ledger showing the amounts owing and dates
• The tenancy agreement
• Any communication with the tenant about the arrears

Evidence must be submitted on standard 8.5×11 or 8.5×14 single-sided paper, unpunched and unstapled, for the RTDRS scanner. Organize it chronologically with a table of contents (Form RTDR12006).

Our Ending a Tenancy in Alberta guide includes the complete non-payment workflow — notice template with curative clause, date calculator, service log, and RTDRS evidence checklist.

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