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Dealing with a problem tenant can be overwhelming. Our Eviction Only service handles the entire legal process so you don’t have to.
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Dealing with a problem tenant can be overwhelming. Our eviction only service handles the entire legal process for Calgary landlords, from preparing the paperwork to representing your case, under Alberta's Residential Tenancies Act.
With a 99% resolution rate, most tenants either pay or vacate after action begins, saving you time, money and stress. You do not need to hand us the whole property: eviction only works for landlords who manage their own rental.
We streamline a complex process into three clear, effective steps.
We prepare and file all required documentation and serve notices correctly.
We attend RTDRS hearings, present evidence and handle legal details on your behalf.
If needed, we coordinate with bailiffs and locksmiths to secure your property.
Every notice must be in writing, show the rental address, be signed by the landlord or their agent, and state the rent due, the reasons and the date the tenancy ends. A notice with the wrong period or missing contents can mean starting the eviction again.
| Reason | Minimum notice | What the notice must also say |
|---|---|---|
| Unpaid rent or another substantial breach | At least 14 clear days | States the rent due, and that the tenancy will not end if the tenant pays the rent due on or before the termination date |
| Significant damage, or a physical assault or threat of assault | At least 24 hours | States the time the tenancy ends |
| Unauthorized occupants after the tenant has moved out | At least 48 hours | No reason needs to be stated |
| Unauthorized occupants while the tenant still lives there | At least 14 days | Reasons and end date stated |
| Ending a monthly tenancy for a reason the law allows, such as the landlord or a relative moving in, a sale or demolition | 3 months | Not an eviction for breach, reasons stated in writing |
| Major renovations that need the unit empty, or a condo conversion | One year | Painting, flooring and routine maintenance do not count |
Source: Government of Alberta, Ending a tenancy. General information, not legal advice.
Until the RTDRS or the Court issues an order, the tenant may stay in the home. That is why a landlord should never change the locks or remove a tenant on their own. These are the four stages every Calgary eviction moves through.
The landlord serves the correct written notice for the reason, or applies directly to the RTDRS or the Court.
If the tenant does not pay, leave or agree, the landlord applies to the RTDRS and pays the government filing fee. The tenant must be served at least 3 clear days before the hearing.
A Tenancy Dispute Officer hears both sides by telephone and can grant an order for possession, conditional or unconditional, and a judgment for unpaid rent.
The order is filed at the Court of King's Bench and served. If the tenant still does not leave, a civil enforcement agency enforces possession.
Sources: Government of Alberta, RTDRS: How to apply and RTDRS: Hearings and orders. General information, not legal advice.
We make sure every eviction is handled by the book, which protects you from tenant claims of wrongful eviction. Afterwards we apply the security deposit against damages or unpaid rent, and outstanding balances can go to collections.
Non payment of rent and repeated late payments are the most common reasons for an eviction.
Substantial property damage, or a tenant who endangers or disturbs others.
Unauthorized occupants or pets, illegal activity in the unit and other serious violations.
We keep records of late payments, communication and inspection findings to support the case.
Our team knows the law inside and out, making sure your case is handled efficiently and correctly the first time. We manage the full process, from notices to hearings to enforcement, and keep you informed every step of the way.
With us, you avoid costly delays and protect your rental income. Evictions are stressful, but you do not have to face them alone.
Professional support when tenants break the rules. Our team manages the full process from paperwork to hearings, protecting your property and keeping you compliant.
Want the whole tenancy handled? Our property management in Calgary covers rent collection, inspections and repairs too.
Straight answers to what landlords ask us before they start an eviction. General information based on Government of Alberta guidance, not legal advice.
Read all landlord questionsEvictions in Calgary follow Alberta's Residential Tenancies Act. The landlord serves the right written notice for the reason, such as 14 days for unpaid rent or another substantial breach. If the tenant does not pay or leave, the landlord applies to the Residential Tenancy Dispute Resolution Service (RTDRS) or the Court for an order. Once an order for possession is granted, it is filed at the Court of King's Bench and enforced by a civil enforcement agency if needed.
Our eviction service starts at $750. It covers the notices, the RTDRS filing, the evidence package and affidavits, attending the hearing on your behalf and enforcing the order. The RTDRS application filing fee is set and charged by the Government of Alberta.
There is no fixed timeline, because each step has its own minimum. A 14 day notice must run its full 14 clear days, an RTDRS application has to be served on the tenant at least 3 clear days before the hearing, and possession is enforced only after the order is filed. Starting with the correct notice and a complete evidence package avoids the delays that cost landlords the most.
Unpaid rent is a substantial breach, so the landlord can give at least 14 clear days of written notice. The notice states the rent due and that the tenancy will not end if the tenant pays the rent due on or before the termination date. The landlord can also apply straight to the RTDRS or the Court instead of giving notice.
Yes, but only for serious reasons: significant damage to the premises, or a physical assault or threat of assault on the landlord or another tenant. The notice must be in writing and state the time the tenancy ends.
The Residential Tenancy Dispute Resolution Service is the Government of Alberta service that hears landlord and tenant disputes outside of court. Hearings are held by telephone with a Tenancy Dispute Officer, who can grant an order for possession, a judgment for unpaid rent or utilities, and other orders.
Yes. A landlord, or a representative the landlord authorizes, can apply to the RTDRS. Our team prepares and serves the notices, files the application, presents the evidence at the hearing on your behalf and coordinates enforcement.
Not for most residential evictions. The RTDRS is designed so landlords and their representatives can present their own case. Some disputes, such as those involving human rights or constitutional law, may be referred to court, and in that case we will tell you so you can get legal advice.
Do not change the locks or remove the tenant yourself. Under Alberta's rules the tenant may remain until the RTDRS or the Court issues an order. Once the order for possession is filed at the Court of King's Bench and served, a civil enforcement agency enforces it, and we coordinate the bailiff and the locksmith to secure your property.
No. Our eviction service is for rental homes in Calgary only. Outside Calgary we offer full property management, leasing only, inspections and paperwork in the areas we serve.
Let our eviction specialists handle the process so you can regain peace of mind and protect your property investment.
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