VANCOUVER, Nov. 3, 2026: BC's Residential Tenancy Branch (RTB) has ordered the landlords of a Vancouver house to pay $93,800 in administrative penalties under the Residential Tenancy Act (RTA). The RTB says about 21 sleeping rooms and at least 17 tenants were found in a home approved as a single-family dwelling with a secondary suite, with fire, egress, plumbing and electrical hazards left unresolved.
The penalty decision, dated July 28, 2026, was issued by the Director of the RTB's Compliance and Enforcement Unit (CEU). It is not a court ruling or a City of Vancouver bylaw fine. It is listed with a published summary on the province's past investigations page.
What happened at the Vancouver property?
The decision says the owners bought the pre-1930 house in April 2021. By 2024 and 2025 it was rented room by room to unrelated people on the main floor, attic and basement. On June 12, 2025, the City of Vancouver told the owners that suites or other housing had been built without the required permits. They could not use that space unless they legalized the work through permits or removed it.
The decision then lists the City's findings:
- July 22, 2025: a City inspection counted about 21 sleeping rooms and about 17 occupants.
- Inspections by the City and Vancouver Fire Rescue Services: concerns about unpermitted construction, means of egress, fire separation, electrical and plumbing systems, and fire safety equipment.
- Enforcement: the City issued a municipal ticket for Fire By-law contraventions, an Immediate Standards of Maintenance Order and a Zoning and Development enforcement letter.
- August 22, 2025: the City issued an Order to Vacate. It cited building, fire, electrical, zoning and safety requirements.
The City then contacted the CEU, which began its investigation on August 26, 2025. The house was empty by about September 17, 2025. The decision says the landlords had a chance to respond to the investigation and made no submissions.
Did the tenants still have RTA rights in an unpermitted rooming house?
Yes, in this case. The decision found that the 17 people were tenants, not guests or licensees. They had written agreements for specific rooms, paid rent and security deposits, and lived there as their homes. Under RTA s.2(1), the Act applies to tenancy agreements and rental units "despite any other enactment". Section 32(1) requires a landlord to keep the property up to the health, safety and housing standards required by law. Section 32(5) says that duty applies whether or not the tenant knew of the problem when they moved in.
One limit matters for room rentals: under s.4(c), the Act does not apply where the tenant shares a bathroom or kitchen with the owner of the accommodation.
What it means for landlords
A rental that does not match its approved use can be enforced against twice. The City acts under its own bylaws, and the RTB can then penalize the same conditions under the RTA, per tenancy. Under s.87.4, each penalty can be up to $5,000, and a contravention that continues can be penalized for each day it continues. In this decision the Director chose one-time penalties and cited the extra rent the room layout produced as an "economic benefit".
For the city's licensing and permit basics, see Renting Out Property in Vancouver: The Landlord's Guide.
What it means for tenants
A tenant renting a room in a house that was not approved for that use can still have the protections of the RTA. Landlord Won't Do Repairs? How BC Tenants Get Them Done explains the steps.
What to do now
- Check what your property is approved for before adding rooms, a suite or bathrooms, and get the permits first.
- Act on a City order straight away.
- Make emergency repairs fast. These cover plumbing, sewer, heating, locks and electrical systems (s.33(1)). Post or give tenants an emergency contact (s.33(2)). Our guide to emergency repairs in BC covers the rules.
- Know your duty to repair. It is set out in Repairs and Maintenance in BC: The Landlord's Legal Duty.
- Respond to a CEU notice, and tell the truth at RTB hearings. False information is a separate contravention (s.87.3(1)(c)).
- Record the unit's condition at move-in and move-out. Tenon10 runs move-in and move-out inspection reports.
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