What the Alberta Residential Tenancies Act says
Section 23 of the RTA requires a written notice that states the date, time, and reason for entry. Acceptable reasons include inspections, repairs, showing the unit to prospective tenants or buyers, and routine maintenance. Verbal notice is not enough, the notice must be in writing (email, text, or printed letter all qualify if there is a record).
When can a landlord enter without 24 hours' notice?
- A genuine emergency (fire, flood, gas leak, suspected criminal activity).
- The tenant has given verbal or written consent for that specific entry.
- The tenant has abandoned the property (a high bar, non-payment alone is not abandonment).
- A court or RTDRS order has authorised entry.
What happens if a landlord enters without notice?
A tenant can file a claim through the Residential Tenancy Dispute Resolution Service (RTDRS) and may be awarded damages, costs, or a rent abatement. Repeated unlawful entry can also be grounds for the tenant to terminate the tenancy without penalty under section 29 of the RTA.
Practical guidance for Calgary landlords
UrbanLease standard practice is to send written notice 48–72 hours in advance with a specific 1–2 hour entry window, even though the RTA only requires 24. This reduces conflict, protects the landlord on the record, and tends to keep good tenants longer. If you self-manage in Calgary, document every entry with a date-stamped email and a follow-up note describing what was done.