Quick answer. An RTDRS hearing typically lasts 30 to 60 minutes. Both parties get uninterrupted time to present, followed by questions from the tenancy dispute officer and the opportunity to respond to the other party's evidence. Landlords win consistently when they arrive with: organised document binders (lease, notices with service evidence, rent ledger, condition reports, photographs, invoices, correspondence timeline), a 3 to 5-minute opening statement that clearly identifies what is being sought and the specific facts supporting it, a chronological narrative of key events, and specific dollar amounts for each part of the claim. Landlords lose when they arrive unorganised, air general grievances rather than proving specific facts, provide documents mid-hearing rather than pre-organised, or attempt to introduce evidence that was not disclosed in the application. Preparation typically takes 2 to 4 hours for a straightforward eviction hearing and 6 to 8 hours for a more complex dispute involving damages, contested facts, or multiple issues. The preparation time is far more determinative than legal representation for most Alberta hearings.
The Hearing Format
RTDRS hearings are conducted by tenancy dispute officers who function as neutral arbitrators. The standard format:
- Introduction: officer confirms parties, hearing purpose, and any procedural matters.
- Applicant's presentation: typically 5 to 10 minutes uninterrupted to present the case, followed by officer questions.
- Respondent's presentation: same structure, 5 to 10 minutes uninterrupted followed by officer questions.
- Response opportunity for each party to address the other's evidence.
- Any final statements or clarifications.
- Hearing closes; written order typically issued within 3 to 7 days.
Hearings are conducted in a business-like, professional atmosphere. Both parties are expected to be respectful, factual, and concise. Emotional appeals, character attacks, and rambling narratives typically hurt the party making them.
Documents to Bring: The Standard Binder
For a typical non-payment eviction hearing, bring:
- The signed lease (all pages, all schedules, all addenda).
- The rent ledger showing every rent payment received (or not received) with dates, amounts, and running balance.
- The 14-day notice with proof of service (delivery affidavit, photograph of posting, or delivery confirmation).
- Any correspondence with the tenant about the unpaid rent (emails, texts, letters).
- The move-in condition report with tenant signature.
- The RTDRS application confirmation.
- Bank statements or transaction records showing the rent shortfall (redacted for irrelevant transactions).
For a hearing involving damage or breach, add: photographs (move-in and move-out matched), condition reports at both ends, repair invoices or written estimates for damage, correspondence with the tenant about the specific breach, witness statements if applicable. Organise everything into a labelled binder with a table of contents. Print two extra copies (one for the officer, one for the other party) so the officer can follow along visually as you present.
Opening Statement: The 3-Minute Template
The opening statement is the single most important part of the hearing. In 3 to 5 minutes, you tell the officer the story, identify what you are seeking, and preview the evidence. A template that works:
"Good morning. My name is [Landlord name] and I am the landlord of the property at [full address]. I am seeking three orders today: first, a possession order requiring the tenant to vacate by [date]; second, a monetary judgment of $[amount] for unpaid rent through the possession date; and third, an order authorising deduction from the security deposit for the specific items I will identify.\n\nHere are the key facts. The tenant, [name], signed a lease with me on [date] for a term of [duration] at monthly rent of $[amount]. The tenant paid rent regularly through [date]. Starting [date], rent has been unpaid or short-paid, as documented in the rent ledger at Tab 2 of my binder. Total rent owed as of today is $[amount].\n\nOn [date], I served the tenant with a 14-day notice to terminate for non-payment, which is at Tab 3. Service was by [personal delivery / posting / other method], documented at Tab 4. The tenant did not pay or vacate by the termination date, and I filed this RTDRS application on [date].\n\nI have brought the lease, the rent ledger, the notice, proof of service, and my correspondence with the tenant during the notice period. I am prepared to answer any questions about any of these documents. Thank you."
Answering Officer Questions
Officers typically ask questions designed to fill gaps in the presented evidence or to test specific facts. Best practices for answering:
- Answer the specific question asked. Do not use the question as a launching pad for a broader narrative.
- If you do not know, say so. Guessing or estimating hurts credibility.
- Refer to specific documents in the binder when the answer is documented ('That is at Tab 5, page 2').
- If a document contradicts your recollection, acknowledge the document. Officers assess credibility based on how parties handle inconvenient evidence.
- Do not interrupt the officer or the other party.
The Tenant's Case: How to Respond
The tenant will typically raise one or more defences: they paid the rent (dispute the ledger), the notice was defective, they gave notice to end the tenancy first, they were withholding rent for a maintenance issue, or the landlord failed to comply with an obligation. Prepared responses:
- For payment disputes: refer to the ledger and to any bank or e-transfer records at hand.
- For notice defects: walk the officer through the specific notice, the specific date of service, and the specific counting to demonstrate compliance.
- For maintenance offset claims: acknowledge any legitimate maintenance issue, provide evidence of the response timeline, and note that RTA does not permit unilateral rent withholding without an RTDRS order.
- For counterclaims: acknowledge and address, do not dismiss.
Common Landlord Errors at Hearings
- Rambling: presenting too much history and not enough current-issue focus. The officer wants the current dispute, not a full tenancy retrospective.
- Character attacks: describing the tenant as 'bad,' 'unreliable,' or making similar judgments rather than presenting facts.
- Failing to have documents. Officers cannot rule based on 'I could bring that later.'
- Introducing evidence not disclosed in the application. Surprise evidence typically gets excluded.
- Missing specific dollar amounts. Saying 'I want them out and I want my money' is not the same as 'I seek possession by August 30 and a monetary judgment of $4,200.'
- Being emotionally reactive to the tenant's statements. Officers assess demeanor as part of credibility.
After the Hearing
The officer typically issues a written order within 3 to 7 days. The order goes to both parties by email or mail. If the landlord succeeds and the tenant does not comply with the order, enforcement proceeds via Alberta Sheriff (civil enforcement bailiff). See our full RTDRS timeline guide at /blog/how-to-evict-tenant-alberta-rtdrs-timeline for the post-hearing steps.
Frequently Asked Questions
Should I hire a lawyer for an RTDRS hearing?
For a straightforward non-payment eviction, no. Self-representation is the norm and typically works fine with adequate preparation. For complex cases (contested damage claims exceeding several thousand dollars, alleged discrimination, multiple issues), a lawyer or paralegal experienced in Alberta RTDRS practice can add value.
Can I bring a friend or family member for support?
You can bring anyone as an observer, and you can be represented by a lawyer or paralegal. A property manager acting for the landlord (with an authorisation letter from the owner) is standard. A friend as observer is fine; a friend attempting to present the case for you typically is not without formal authorisation.
What if the tenant does not attend the hearing?
Hearings typically proceed in the tenant's absence if the tenant was properly served with notice of the hearing. The landlord presents the case as normal, and the officer typically issues the order based on the uncontested evidence. Tenants who fail to attend can, in limited circumstances, apply to reopen the hearing, but the standard is high.
How long from application to hearing typically?
Under current RTDRS practice, 15 to 21 days from filing. Effective April 1, 2026, the RTDRS filing fees are tiered at $75 for claims of $7,500 or less and $150 for claims above $7,500.
Does UrbanLease represent owner clients at RTDRS?
Yes. UrbanLease drafts the application, gathers and organises the evidence binder, drafts the opening statement, and attends the hearing on behalf of owner clients as authorised representative. Property management services provided by PREP Realty, a RECA-licensed Alberta brokerage.
Bottom Line
RTDRS hearings reward preparation and punish improvisation. An organised binder, a clear 3-minute opening statement, and specific dollar amounts for each remedy sought typically win contested hearings against under-prepared tenants. Landlords who prepare thoroughly succeed with self-representation in the vast majority of Alberta cases. UrbanLease handles hearing preparation and representation for Calgary owner clients under PREP Realty.