In Alberta, a landlord notice to end a monthly tenancy has no effect unless it gives a reason the law allows: the landlord or a relative moving in, a completed sale, demolition, major renovations, a change to non-residential use, a student housing case, an employee tenancy or a condominium conversion (Residential Tenancies Act, s.6(1); AR 211/2004 s.2(2)). The usual notice is 3 full tenancy months (s.8), and a renovation notice needs 365 days.
At a glance
- Reason required: only the prescribed reasons, or the employee (s.11) and condo-conversion (s.12) cases.
- Notice: 3 consecutive tenancy months; 365 days for major renovations (AR s.2.1(1)) and condo conversion (s.12(2)).
- Form: written, signed, naming the unit, the end date and the reason (s.10(1)). Form 1 is optional.
- Follow through: not using the unit for the stated reason is an offence, up to $5,000 (ss.6(2), 60).
- Compensation: none is required by the Act.
This guide is for Alberta landlords and property managers deciding whether they can end a month-to-month tenancy. For every notice period, for tenants as well as landlords, see Ending a Tenancy in Alberta: Notice Periods.
Ending a Monthly Tenancy: Landlord Checklist
Check the reason, the timing and the paperwork before you serve a notice under the Residential Tenancies Act.
Get Free PDF →Why does an Alberta landlord need a reason to end a monthly tenancy?
Because the Act says a landlord's notice to end a periodic tenancy is "of no effect" without one (s.6(1)). A tenant can end a monthly tenancy with one tenancy month's notice and no reason (s.8(1)(a)). A landlord cannot. A notice that gives no reason, or a reason the regulation does not list, does not end the tenancy, however much notice it gives.
The rule covers periodic tenancies: weekly, monthly and yearly. A fixed-term lease ends on its end date without notice (s.15), so the reasons below do not apply to it. If the tenant stays on after a fixed term of one month or more, the tenancy usually becomes monthly (s.13), and from then on the landlord needs a reason.
Which reasons are allowed, and how much notice does each need?
| Reason | Conditions | Notice (monthly tenancy) | Source |
|---|---|---|---|
| Landlord or a relative will live there | "Relative" includes relatives by blood, marriage, adoption or adult interdependent relationship | 3 tenancy months | AR s.2(1)(b), 2(2)(a) |
| Sale of the unit | All conditions of the sale are satisfied or waived, the buyer asks in writing, and either the buyer or a relative will live there or the sale is of one house, semi or condo unit | 3 tenancy months | AR s.2(2)(b) |
| Demolition of the building | The landlord intends to demolish | 3 tenancy months | AR s.2(2)(c)(i) |
| Major renovations needing the unit empty | Not painting, new floor covering or routine maintenance | 365 days | AR s.2(1)(a), 2(2)(c)(ii), 2.1(1) |
| Non-residential use | The landlord will use or rent the unit for a non-residential purpose | 3 tenancy months | AR s.2(2)(d) |
| Student housing | The landlord is an educational institution and the tenant is no longer a student | 3 tenancy months | AR s.2(2)(e) |
| Employee tenancy | The tenancy came with the tenant's job and the job has ended | Longest of the employment notice, the agreed notice or one week | s.11 |
| Condominium conversion | A condo plan is registered or proposed and vacant possession is needed to sell the unit | At least 365 days | s.12(2) |
What reasons are not allowed in Alberta?
Anything not in that table. Common examples that do not end a monthly tenancy on 3 months' notice:
- Wanting a higher rent or a different tenant. Rent increases have their own notice rules, covered in Alberta rent increase rules.
- Listing the property for sale. A sale reason is available only once the agreement is firm and the buyer has asked in writing.
- Cosmetic work. Painting, new carpet and routine maintenance are excluded from "major renovations" (AR s.2(1)(a)).
- Retaliation. A landlord may not end a tenancy only because the tenant applied, complained or gave evidence under the Act or the Public Health Act (s.25).
- Problems with the tenant. Unpaid rent and other substantial breaches follow a different track, the 14-day notice under s.29. See Alberta's 14-day notice for unpaid rent.
How do you count 3 tenancy months?
Serve the notice on or before the first day of a tenancy month; it takes effect on the last day of the third tenancy month (s.8(1)(b), 8(2)). A tenancy month starts on the day rent is payable unless the lease says otherwise (s.1(1)(q)).
Example, rent due on the 15th: the tenancy month runs from the 15th to the 14th. A notice served on or before December 15, 2026 can end the tenancy on March 14, 2027. Served on December 16, it is late, and it takes effect at the end of the first complete 3-month period after service instead, April 14, 2027 (s.10(2)(b)(ii)).
What must an Alberta landlord's notice say?
A notice to end a tenancy must be in writing, signed by the landlord or an agent, identify the premises, state the termination date and, for a landlord, set out the reasons (s.10(1)). Name the specific reason, for example "my daughter intends to occupy the premises", not just "personal use". Form 1 in the Ministerial Regulation's Schedule may be used but is not compulsory (AR s.12).
Serve the notice in person or by registered mail (s.57(1)). Other methods, including email, are for when those cannot be used (s.57(3), (5)). If you mail it, count from the delivery date tracking shows, and leave a margin before the first day of the tenancy month.
What happens if the landlord does not use the unit for the stated reason?
If the tenant moves out and the landlord does not use the premises for the stated reason within a reasonable time after the termination date, the landlord contravenes the Act (s.6(2)). That is an offence with a fine of up to $5,000 (s.60(1)). A landlord who gives less than the 365 days required for a major-renovation notice, or for a condo conversion, faces a fine of up to $10,000 (AR s.11(2); s.60(1.1)). A prosecution can start up to 3 years after the offence (s.61).
Does an Alberta landlord have to pay the tenant compensation?
No. The Act has no requirement to pay a tenant for an own-use, sale, demolition or renovation notice. That differs from Ontario and British Columbia. A landlord may still offer money in exchange for an earlier move-out; any such deal should be in writing.
Frequently asked questions
Can I end a month-to-month tenancy because I am selling?
Only after the sale agreement's conditions are all satisfied or waived and the buyer asks you in writing to give notice. The buyer or a relative must intend to live there, unless the sale is of a single house, semi or condo unit (AR s.2(2)(b)).
Can I end a fixed-term lease early for my own use?
No. The prescribed reasons let a landlord end a periodic tenancy. A fixed term ends on its end date (s.15), unless the tenant breaches it or both sides agree to end it.
Do I need 3 months' notice for renovations?
No, you need more. Major renovations that require the unit to be empty need a notice served 365 days before the termination date (AR s.2.1(1)).
Is demolition also 365 days?
No. Under the current regulation, demolition is a prescribed reason with the ordinary notice under s.8, which is 3 tenancy months for a monthly tenancy. Give more time where you can.
Can I email the notice to the tenant?
Not as your first choice. Serve it in person or by registered mail (s.57(1)); electronic service is for when the other methods cannot be used (s.57(5)). Keep proof of how and when you served it.
How Tenon10 helps
Tenon10 creates Alberta leases, so the rent day that sets your tenancy month is clear from the start. At move-out it runs the inspection report and tracks the 10-day deposit return date. You write and serve the notice to end the tenancy yourself.
Ending a Monthly Tenancy: Landlord Checklist
Check the reason, the timing and the paperwork before you serve a notice under the Residential Tenancies Act.
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