Quick answer. Under Alberta's Residential Tenancies Act section 30(1)(c), a landlord may serve a 24-hour termination notice for four specific grounds: (1) significant damage to the property or to another unit; (2) assault or threats of assault against the landlord or another tenant; (3) illegal activity on the premises endangering safety or property; (4) interference with a right or interest of the landlord or another tenant that is so serious it makes continuation of the tenancy impossible. If the tenant does not vacate within 24 hours of service, the landlord MUST file an application with RTDRS or Court of King's Bench within 10 days of the notice service date, or the notice lapses and the tenancy continues. Missing that 10-day window is the single most common way landlords accidentally invalidate an otherwise good 24-hour eviction. Because of the aggressive timeline and the high bar for the grounds, the 24-hour notice is used far less often than the 14-day notice and is best served with the assistance of a RECA-licensed property manager or a lawyer.
When a 24-Hour Notice Applies
The four RTA-recognised grounds:
- Significant damage: physical damage to the rental unit or another unit in the building that is beyond ordinary wear and tear and typically costs a meaningful sum to repair. Broken windows from an incident, holes punched in walls, deliberate damage to appliances or fixtures, fire damage from tenant negligence.
- Assault or threats of assault: physical assault, threats communicated verbally or in writing, or credible threats of imminent physical harm against the landlord, property manager, another tenant, or someone on the property lawfully.
- Illegal activity: activity on the premises that constitutes a criminal offence and endangers safety or property. Includes serious drug production or trafficking (not personal cannabis possession which is legal in Canada), possession of illegal firearms, or use of the premises as a base for other criminal activity.
- Serious interference: conduct that materially interferes with the landlord's rights or another tenant's peaceful enjoyment to a degree that makes continuation of the tenancy impossible. High bar. Examples: sustained aggressive harassment of other tenants, deliberate destruction of common areas, credible threats causing other tenants to fear for their safety.
The 10-Day Application Rule (Critical)
Under the RTA, if the tenant does not vacate within 24 hours of service of a 24-hour notice, the landlord must apply to RTDRS or Court of King's Bench within 10 days of the date of service of the notice, or the notice lapses. This is materially different from the 14-day notice, which has no equivalent application deadline. The 10-day rule exists because the 24-hour notice is procedurally aggressive; if the landlord fails to promptly enforce it, the RTA assumes the landlord has withdrawn the notice. Missing the 10-day window means restarting the process with a fresh notice for a fresh ground.
Documentation Required Before Service
- For damage: dated photographs of the damage, invoices or repair quotes, witness statements if others observed the damage, and a written incident report describing when the damage was first discovered.
- For assault or threats: a police report (call the police at the time of the incident; a report filed after the fact carries less weight), witness statements from anyone present, and any recordings or written communications containing the threats.
- For illegal activity: police involvement is typically required; a landlord's suspicion of illegal activity without police substantiation rarely survives RTDRS scrutiny.
- For serious interference: a written pattern log documenting each incident with dates, times, and specific conduct, plus statements from other tenants or witnesses.
Sample 24-Hour Notice
NOTICE OF TERMINATION OF TENANCY UNDER SECTION 30(1)(c) OF THE RESIDENTIAL TENANCIES ACT\n\nTo: [Tenant name]\nRental unit: [Full address]\nDate and time of notice: [Precise date and time of service]\n\nPursuant to section 30(1)(c) of Alberta's Residential Tenancies Act, I am giving you notice that your tenancy is terminated effective 24 hours from the time this notice is served. The specific ground for termination is:\n\n[Specific ground clearly stated, with dates, incidents, and reference to supporting documentation. E.g., 'Significant damage to the rental unit as documented in the photographs attached, including a broken exterior window (repair estimate $850), damaged interior wall (repair estimate $600), and damaged kitchen appliance (repair estimate $1,200), totalling approximately $2,650 in damage that occurred between [date] and [date]. Photographs and repair estimates are attached.']\n\nYou are required to vacate the rental premises on or before [Date and time 24 hours after service]. If you do not vacate, the landlord will apply to the Residential Tenancy Dispute Resolution Service or Court of King's Bench for an order of possession.\n\nSigned: [Landlord signature]\nPrinted name: [Full name]\nContact: [Phone, email]
The Procedural Sequence
- Hour 0: Serve the notice. Personal delivery witnessed by a third party is strongly preferred; posting on the door is permitted if personal service is not possible.
- Hour 24: Tenant vacates or does not vacate.
- Day 1 to 10 (from service): If tenant did not vacate, file the RTDRS application with the notice, all supporting documentation, and a request for a possession order.
- Day 15 to 25 (typically): RTDRS hearing.
- Day 20 to 30: RTDRS possession order issued.
- Day 20 to 45: Enforcement by Alberta Sheriff if tenant still refuses to leave.
When Not to Use the 24-Hour Notice
Because the ground bar is high and the procedural sensitivity is significant, the 24-hour notice is the wrong tool for: non-payment of rent (use the 14-day notice under section 29); routine lease breaches like unauthorised pets or extra occupants (use the 14-day notice under section 30); one-off minor damage that does not rise to 'significant'; noise complaints from neighbours where no assault or threat is involved; and situations where the landlord is angry with the tenant but no RTA-recognised ground applies. RTDRS regularly dismisses 24-hour notices where the underlying ground does not meet the statutory threshold, and dismissed applications waste the landlord's time and money.
What About Domestic Violence Situations?
If the danger to another tenant or to the landlord arises from a domestic-violence situation involving the tenant, additional considerations apply. Alberta has specific tenant-protection provisions for victims of domestic violence, and the analysis for terminating the tenancy is more nuanced than a standard 24-hour notice. In these situations, consult a lawyer and, where safety is immediately at risk, involve the police first. The eviction question is secondary to the safety question.
Frequently Asked Questions
How much damage counts as 'significant' for a 24-hour notice?
There is no dollar threshold in the RTA. RTDRS practice suggests damage above roughly $1,000 to $2,000 that is deliberate or grossly negligent typically qualifies; smaller amounts usually require the 14-day notice route. What matters is the combination of dollar amount, deliberateness, and whether the damage impairs the habitability of the unit or another unit.
Do I need to call the police before serving a 24-hour notice for assault?
Yes, in almost every case. A police report contemporaneous with the incident is often the deciding evidence at RTDRS. A landlord who does not involve police, then months later serves a 24-hour notice claiming assault, faces significant credibility challenges.
What happens if I file the RTDRS application on day 11 instead of day 10?
The notice has typically lapsed. The tenancy continues, and you must start over with a fresh notice on a fresh ground. If the underlying conduct continues, a second notice served after the first has lapsed can typically be supported, but the timeline resets.
Can the tenant appeal a 24-hour notice possession order?
Yes. Appeals go to the Court of King's Bench within 30 days on limited grounds (procedural fairness, jurisdictional error, unreasonable finding). Appeals typically stay the possession order pending outcome, which extends the timeline.
Does UrbanLease handle 24-hour notices?
Yes. Because of the procedural sensitivity, UrbanLease treats 24-hour notice situations as senior-priority workflows with immediate escalation to the principal broker. Property management services provided by PREP Realty, a RECA-licensed Alberta brokerage.
Bottom Line
The 24-hour notice is Alberta's fastest eviction tool for the specific grounds that justify it: significant damage, assault or threats, illegal activity, or serious interference. Its power is inseparable from its procedural rigour. The 10-day RTDRS application window is the single most common trip-up; miss it and the notice lapses. Because the ground bar is high and the process is aggressive, most Calgary landlords are better served by hiring RECA-licensed management for these situations. UrbanLease handles the notice, service, documentation, RTDRS filing, and hearing representation as an integrated workflow under PREP Realty.