Quick answer. To evict a tenant in Alberta, you serve the correct statutory notice (14-day for non-payment or substantial breach, 24-hour for severe damage or assault, full-tenancy-period notice for ending a periodic tenancy without cause, or up to 365 days for renovations/demolition/owner occupancy). If the tenant does not leave by the termination date, you file an application with the Residential Tenancy Dispute Resolution Service (RTDRS) or with the Court of King's Bench. RTDRS is faster and cheaper: as of April 1, 2026, the new tiered filing fees are $75 for claims of $7,500 or less, $150 for claims above $7,500, and $100 for counterclaims over $7,500 where an active application already exists between the same parties. Hearings are typically scheduled within 15 to 21 days of filing. If the tenant still refuses to leave after the RTDRS order, only an Alberta Sheriff (civil enforcement bailiff) can physically remove them. Self-help evictions (changing locks, removing belongings, cutting utilities) are illegal and expose the landlord to serious legal liability. A straightforward non-payment eviction in Calgary typically runs 6 to 10 weeks from first missed rent to Sheriff-executed removal.
The Legal Grounds for Eviction in Alberta
Under the Alberta Residential Tenancies Act (RTA), a landlord can terminate a tenancy only for specific grounds. The ground determines which notice type applies, the notice period, and the evidence you need to succeed at the RTDRS hearing.
14-Day Notice: Non-Payment or Substantial Breach
The most common ground. If rent is unpaid or the tenant materially breaches an essential term of the lease (repeated late payment, unauthorised occupants, unreasonable disturbance, cannabis smoking where prohibited), the landlord serves a 14-day notice to terminate the tenancy. The 14 days are 14 clear days: the day the notice is served and the termination date are both excluded from the count. The notice must state the specific breach, the section of the RTA relied on, and give the tenant a clear termination date.
24-Hour Notice: Severe Damage, Assault, or Threats
For significant damage to the property, assault or threats of assault against the landlord or other tenants, or illegal activity on the premises, the landlord serves a 24-hour notice to terminate. Critical rule: if the tenant does not leave within 24 hours, the landlord must apply to RTDRS or court within 10 days of service or the notice lapses and the tenancy continues. Missing that 10-day window is one of the most common procedural errors that forces landlords to restart the eviction from the beginning.
Full Tenancy Period Notice: Ending a Periodic Tenancy Without Cause
For month-to-month tenancies where the landlord wants to end the tenancy without alleging a breach, the notice period is one full rental period (one month for a monthly tenancy, one week for a weekly). For fixed-term leases, no notice is required at the end of term; the tenancy simply ends on the last day unless renewed. The tenant, similarly, must give one full rental period's notice to end a periodic tenancy.
Extended Notice: Renovations, Demolition, Condo Conversion, Owner Occupancy
For specific major-change grounds, the RTA provides longer notice periods, up to 365 days depending on the circumstance. Substantial renovation requiring the unit to be vacant, demolition, condo conversion, and landlord/purchaser owner-occupancy are the main triggers. These grounds require documented intent (permits pulled, purchase and sale agreement, occupancy declaration) and are more procedurally sensitive than a standard non-payment eviction. Tenants have limited recourse to challenge the ground itself but full recourse to enforce the notice period and any statutory compensation.
Step-by-Step: How the Eviction Process Actually Runs
Step 1: Confirm the Breach and Document Everything
Before serving any notice, gather documentation: signed lease, rent ledger showing missed payments with dates and amounts, photographs of damage, dated correspondence with the tenant (text messages, emails, letters), witness statements for disturbance or threat complaints, and any prior warnings you issued. A landlord who arrives at an RTDRS hearing without documentation almost always loses even on facts that would otherwise support the eviction.
Step 2: Serve the Correct Notice
Use the notice type that matches the ground. Serve by a method the RTA permits: personal delivery to the tenant, posting on the door if personal service is not possible, sending by registered mail, or (with the tenant's prior consent in the lease) email. Keep proof of service: a service affidavit, delivery confirmation, or a witness statement. Personal service witnessed by a third party is the strongest option. Track the exact date of service, since notice periods run from service date.
Step 3: Wait Out the Notice Period
During the notice period, the tenant may cure the breach (pay the rent, remove the unauthorised occupant, remedy the damage). If they do, the notice is spent and you cannot proceed on that ground. If they do not cure and do not leave by the termination date, you move to filing.
Step 4: File with RTDRS
As of April 1, 2026, the RTDRS filing fee structure is tiered: $75 for claims of $7,500 or less, $150 for claims above $7,500, and $100 for counterclaims over $7,500 where an existing application between the same parties is already active. Most standard evictions (unpaid rent plus damages) fall into the $75 tier. You file online through the Government of Alberta portal, upload your documents, and request a hearing. RTDRS typically schedules hearings within 15 to 21 days of filing. The landlord does not need a lawyer; representing yourself is standard.
Step 5: Attend the Hearing
RTDRS hearings are conducted by tenancy dispute officers who function like arbitrators. Hearings are usually 30 to 60 minutes. Both parties present evidence and answer questions. Come prepared: opening statement of what you are seeking (possession by a specific date, unpaid rent, damages), documents organised, timeline of events, and specific dollar amounts. Be brief and factual. The most common landlord mistake is talking too much and airing grievances rather than proving the specific legal ground.
Step 6: Receive the Order
The tenancy dispute officer issues a written order, typically within 3 to 7 days of the hearing. If the landlord succeeds, the order will grant possession by a specific date (typically 5 to 14 days after the order), award any unpaid rent and damages, and address the security deposit. The tenant may leave voluntarily at that point; most do.
Step 7: Enforce with Alberta Sheriffs
If the tenant does not leave by the possession date in the order, the landlord files the order for enforcement with the Court of King's Bench and then engages Alberta Sheriffs (civil enforcement bailiffs) to physically remove the tenant. The Sheriff schedules the enforcement date, attends the property, and supervises removal. Once the Sheriff has executed the eviction, the landlord may change the locks. Under no circumstances should the landlord change locks, remove belongings, cut utilities, or physically confront the tenant themselves; self-help eviction is illegal in Alberta and exposes the landlord to civil liability, potential criminal charges, and reversal of the underlying eviction order.
Realistic Timeline: A Standard Non-Payment Eviction
- Day 1: Rent not received on the due date.
- Day 2 to 5: Landlord follows late-payment escalation (notice of late payment, follow-up call).
- Day 6 to 10: If unpaid, landlord serves 14-day notice to terminate for non-payment.
- Day 20 to 24: End of 14-day notice period; if tenant has not paid or left, landlord files RTDRS application.
- Day 35 to 45: Hearing (15 to 21 days after filing).
- Day 38 to 52: Written order issued.
- Day 45 to 60: Order possession date; if tenant does not leave voluntarily, landlord engages Alberta Sheriff.
- Day 55 to 70: Sheriff-executed removal.
Total: 6 to 10 weeks from first missed rent to physical removal. Contested cases with multiple hearings, adjournments, or appeals extend this to 12 to 20 weeks. Uncontested cases where the tenant leaves voluntarily on notice can complete in as little as 3 to 4 weeks.
Common Landlord Mistakes That Restart the Process
- Serving the wrong notice type. Non-payment gets 14 days, not 24 hours. Damage gets 24 hours, but the landlord must file within 10 days.
- Miscounting the notice period. 14 clear days excludes both the day of service and the termination date. Getting this wrong forces re-service and adds two weeks.
- Accepting partial rent during the notice period. Accepting any rent after serving a 14-day notice can be interpreted as reinstating the tenancy under some circumstances. If you accept partial payment, do it under a written agreement that explicitly reserves your right to proceed.
- Serving notice by an unauthorised method. Text-message service is not valid unless the tenant explicitly consented in the lease. Email similarly requires consent.
- Attempting self-help eviction. Changing locks, removing belongings, or cutting utilities is illegal and virtually guarantees the eviction is reversed and the landlord pays damages.
- Skipping the RTDRS and jumping to Court of King's Bench. Court is more expensive, slower, and offers no advantage for most residential evictions.
- Not documenting the breach. Verbal warnings and hallway conversations are worth nothing at the hearing.
RTDRS Versus Court of King's Bench
For almost all residential eviction cases in 2026, RTDRS is the correct forum. It is faster (15 to 21 days to hearing versus 6 to 16 weeks for court), cheaper ($75 to $150 versus court filing fees plus process-server costs), designed for self-representation (no lawyer required), and equally binding. The rare cases where Court of King's Bench is preferable involve claims exceeding the RTDRS jurisdictional limit (currently $100,000), disputes involving commercial tenancies, or specific injunctive relief the RTDRS cannot grant.
What About the Security Deposit?
The security deposit does not disappear during eviction. The RTA still requires the landlord to complete a written move-out inspection, itemise deductions, and return the balance (or issue a statement showing zero balance owed) within 10 business days of the tenant vacating. If the tenant refuses to attend a move-out inspection, document the refusal and conduct the inspection with a witness. Deposit deductions must be for documented damage beyond normal wear and tear or for unpaid rent; the deposit cannot be used to punish or as a lump-sum fee. Any dispute over the deposit is itself an RTDRS matter.
Frequently Asked Questions
How much does it cost to evict a tenant in Alberta in 2026?
The RTDRS filing fee alone is $75 for claims of $7,500 or less or $150 for claims above $7,500 (new tiered structure effective April 1, 2026). Additional costs typically include Sheriff enforcement fees ($200 to $500 depending on complexity), and if the landlord chooses to use a lawyer, legal fees of $1,500 to $5,000 for a standard case. The total out-of-pocket cost for a straightforward self-represented eviction is typically $300 to $800. The larger cost is the vacancy loss and unrecovered rent during the 6 to 10-week process.
How long does an eviction take in Alberta?
A straightforward uncontested non-payment eviction typically takes 6 to 10 weeks from first missed rent to Sheriff-executed removal. Uncontested cases where the tenant leaves voluntarily can complete in 3 to 4 weeks. Contested cases with adjournments, appeals, or multiple hearings extend to 12 to 20 weeks or occasionally longer.
Can I evict a tenant without going through RTDRS?
No. In Alberta, physical removal of a tenant requires either voluntary departure or a written possession order from RTDRS or the Court of King's Bench enforced by Alberta Sheriffs. Any other approach (changing locks, removing belongings, cutting utilities, physical confrontation) is illegal, exposes the landlord to serious liability, and typically reverses the eviction with damages payable to the tenant.
What if the tenant appeals the RTDRS order?
RTDRS orders can be appealed to the Court of King's Bench within 30 days on limited grounds (procedural fairness, jurisdictional error, unreasonable finding). Appeals are uncommon in straightforward non-payment cases because the grounds for appeal are narrow. If an appeal is filed, the possession order is typically stayed pending the appeal outcome, which extends the timeline. If the appeal is dismissed, the possession order proceeds to Sheriff enforcement.
Can I recover unpaid rent from a former tenant?
Yes. The RTDRS order will typically include a monetary judgment for unpaid rent, damages, and costs. Collecting on the judgment is a separate step, usually pursued through the small claims process or wage garnishment via the Court of King's Bench. Recovery rates on judgments against tenants who are already in financial distress are historically low. The realistic expectation is that a large portion of unpaid rent may be permanently uncollectable.
Does UrbanLease handle evictions?
Yes. UrbanLease's full-service management includes the full RTA-compliant eviction workflow: notice drafting and service, RTDRS filing and representation, Sheriff enforcement coordination, security deposit accounting, and re-marketing the unit after tenant removal. This is one of the most operationally sensitive parts of property management, and it is one of the reasons landlords engage professional management. Property management services are provided by PREP Realty, a RECA-licensed Alberta brokerage.
Bottom Line
Alberta's eviction framework in 2026 is procedurally specific but landlord-friendlier than in many other Canadian provinces. RTDRS provides a fast (15 to 21 days to hearing), inexpensive ($75 to $150 filing fee under the new April 2026 tiered structure), self-representable path to a possession order. The framework rewards documentation and procedural discipline and punishes shortcuts. Landlords who serve the correct notice, count the notice period carefully, file promptly if the tenant does not comply, and prepare a factual RTDRS presentation typically complete a non-payment eviction in 6 to 10 weeks. The two dispositions to avoid at all costs are self-help eviction (illegal, reverses the underlying case, exposes you to damages) and delayed action on non-payment (every week of delay is a week of unrecoverable vacancy). UrbanLease manages this workflow end-to-end for Calgary landlords. Property management services provided by PREP Realty, a RECA-licensed Alberta brokerage.