Yukon Landlord Eviction Process

Eviction in Yukon Is a Multi-Stage Administrative Process

Yukon does not allow landlords to remove tenants on their own. Under the Residential Tenancies Act 2025, what most people call "eviction" is actually a sequence of administrative steps, each with its own form, deadline, and proof requirement. Skip one and the process resets.

Here is how the stages work.

Stage 1: Establish a Lawful Ground and Serve Notice

You need a statutory reason, such as unpaid rent, material breach, landlord or purchaser use, or renovation/demolition. Each ground has its own prescribed RTO form, and using the wrong one is grounds for dismissal at a hearing.

For unpaid rent, first serve a Notice of Unpaid Rent. If the rent remains unpaid five days after the tenant receives it, you may serve the 14-Day Notice to End Tenancy with Cause. For landlord or purchaser use, the notice period is three months for a non-mobile-home periodic tenancy. A four-month notice may be used for renovations or repairs that require the unit to be vacant to meet minimum regulated standards, a non-residential change of use for at least 12 months, or demolition. All necessary permits and approvals must be in hand before service.

Serve the notice through an authorized method — personal delivery to the tenant, registered mail, door posting plus regular mail, or email if the landlord and tenant consent in writing — and keep proof. Email is deemed received the day it is sent.

Stage 2: Wait for the Notice Period to Expire

During the notice window, the tenancy remains fully in force. You must continue to maintain the property, respect the 24-hour entry notice rule, and keep all essential services running. The tenant can dispute the notice at the RTO within seven days (for a 14-day cause notice) or 14 days (for longer notices). If the tenant disputes it, the RTO must decide the dispute at a hearing before issuing a possession order.

If the notice period passes without a dispute and the tenant vacates by 1:00 PM on the effective date, the process is finished.

Stage 3: Apply for an Order of Possession

If the tenant stays past the move-out date, you file an Application for Order of Possession (Form YG(6908CS)) at the RTO. The filing fee is $50. Include a copy of the tenancy agreement, the notice you served, and proof of service.

The RTO issues a Hearing Package, which you must serve on the tenant. Then you file a Declaration of Service confirming delivery. The hearing is conducted by an RTO Adjudicator, and both parties present evidence and testimony.

If the Adjudicator finds your notice was valid, they issue a binding Order of Possession with a specific date and time for the tenant to leave.

Stage 4: Enforce the Order

The RTO does not have enforcement officers. If the tenant still does not leave after the Order of Possession is issued, you file it with the Supreme Court of Yukon at the Law Courts, 2134 Second Avenue, Whitehorse, and obtain a writ of execution for possession. The Sheriff's Office then carries out the physical enforcement.

Do not use self-help measures to lock out a tenant who remains in possession, remove their belongings, or cut off essential services. The RTO can award the tenant compensation, and the Act allows an administrative penalty of up to $10,000, or up to $10,000 for each day or part of a day that a continuing violation persists after the first day.

Common Mistakes That Derail the Process

The most frequent reasons RTO applications fail: the wrong form, a 14-day notice served before five days have passed after the tenant receives the Notice of Unpaid Rent, an incorrect move-out date, and proof of service that does not match an authorized method. Each of these resets the clock.

Our Ending a Tenancy in Yukon guide maps every stage of this process with the exact forms, timelines, and a printable service record log.

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