What Is the RTDRS?
The Residential Tenancy Dispute Resolution Service (RTDRS) is Alberta's specialized tribunal for resolving disputes between landlords and tenants under the Residential Tenancies Act. It's faster and cheaper than court, and either party — landlord or tenant — can apply. Most hearings are conducted by phone or video within 2–6 weeks of application, and decisions are legally binding and enforceable.
As a landlord, the RTDRS is your primary tool for: recovering unpaid rent, terminating tenancies for cause, addressing property damage beyond the security deposit, and dealing with tenants who won't vacate after proper notice.
When to Use the RTDRS vs. Going to Court
Use the RTDRS for: unpaid rent (any amount), security deposit disputes, eviction orders, tenants refusing to leave, and property damage claims. Claims under $50,000 and within the scope of the Residential Tenancies Act are RTDRS territory. Use the Court of King's Bench for claims above $50,000 or situations involving fraud or complex contractual disputes outside the RTA.
Step 1: Serve Proper Notice
Before you can apply to the RTDRS for most matters, you must have served the tenant with the appropriate written notice under the RTA. For non-payment of rent: 14-day notice to vacate. For significant damage or substantial breach of the lease: 14-day notice to remedy or vacate. For termination of a periodic tenancy (month-to-month) without cause: minimum one rental period's notice (typically three full rental periods' notice for no-cause termination — get legal advice on this).
Notice must be served personally, by registered mail (allow 5 days for delivery), or by posting on the unit door with a copy mailed. Keep copies of everything — the RTDRS arbitrator will ask for your notice documentation at the hearing.
Step 2: File Your Application
RTDRS applications can be filed online at alberta.ca/rtdrs or in person at Service Alberta centres. The filing fee is $75 (as of 2025). You'll need: your name and contact information, the tenant's name and address, the tenancy agreement, your notice documents, and a clear statement of what you're claiming and why.
Be specific in your application. Vague claims ('tenant has been difficult') won't succeed. Specific claims ('tenant has not paid rent for March 2026, total outstanding $1,850, supported by bank records showing no deposit received') give the arbitrator something to work with.
Step 3: The Hearing
RTDRS hearings are less formal than court but taken seriously. Both parties present their evidence — bring all documentation, photos, receipts, communications, and your signed tenancy agreement. Be concise, factual, and avoid emotional arguments. The arbitrator is looking for evidence, not narrative.
Common landlord mistakes at RTDRS hearings: not having documentation of the move-in inspection (so damage claims are harder to prove), not having copies of all written notices, and not being able to demonstrate the rent amount and payment history clearly.
Step 4: Enforcement
If the RTDRS rules in your favour for unpaid rent or damages, you receive an Order enforceable as a civil court judgment. If the tenant doesn't comply, you can garnish wages, garnish bank accounts, or place a caveat on property through the Court of King's Bench. The RTDRS order is your proof of debt — the enforcement mechanisms are the court system.
For eviction orders: if the tenant refuses to vacate, you apply to the Court of King's Bench for a Writ of Possession, which authorizes the Sheriff to physically remove the tenant. Do not change the locks or remove the tenant's belongings yourself — this is illegal regardless of how justified you feel and will expose you to significant liability.