Yes — and BC's rules changed on June 18, 2025. Here's exactly what notice you owe, how showings work, and what happens if the buyer doesn't move in.
In brief
You can sell a tenanted BC property without evicting the tenant — many investor buyers prefer it. If the buyer wants vacant possession, BC's current rule (since June 18, 2025) is a 3-month notice using Form RTB-32P generated through the RTB portal, one month's rent in compensation, and only after the sale is firm and the buyer requests it in writing. The buyer or their close family must then occupy the property for at least 12 months.
Most online articles still quote the old 4-month notice rule — that's wrong as of June 18, 2025. The current rule is 3 months, with stricter good-faith-occupancy enforcement (12 months of occupancy, or 12 months' rent in damages owed to the tenant). This page reflects the rules in effect; confirm directly with the BC Residential Tenancy Branch before issuing any notice.
Yes. You have two paths: sell with the tenant in place (the buyer takes over as landlord and the tenancy continues unchanged), or sell with vacant possession (the tenant moves out before closing, on proper notice).
Which works better depends on your buyer pool. Investor buyers usually prefer tenanted purchases — they get an income stream from day one without re-screening. Owner-occupant buyers almost always require vacant possession because they need to move in.
In British Columbia, a landlord selling a tenanted home must give the tenant 3 months' written notice when the buyer intends to move in — served on the portal-generated Form RTB-32P, with one month's rent as compensation. This 3-month rule has applied since June 18, 2025, reduced from the 4-month rule that ran from July 2024 to June 18, 2025.
The RTB-32P must be generated through the BC RTB online portal — a hand-typed notice is legally unenforceable. The notice can only be issued after the sale is firm (all conditions removed) and the purchaser requests it in writing. You can't pre-emptively evict a tenant to make showings easier or to give your sale better optics.
| Rule | Current (since Jun 18 2025) | Notes |
|---|---|---|
| Notice period | 3 months | Was 4 months between Jul 2024 and Jun 18 2025 |
| Compensation owed | 1 month's rent | Paid on or before notice effective date; tenant may instead withhold last month's rent |
| Tenant dispute window | 21 days from receiving notice | Apply for dispute resolution at the RTB |
| Good-faith occupancy | 12 months minimum | Buyer or close family must occupy or owe 12 months' rent damages |
| Form to use | RTB-32P | Must be generated via the RTB portal |
One month's rent, paid on or before the effective date of the notice. The tenant has the option to instead simply withhold their last month's rent, which has the same effect — they live rent-free for the final month before moving out.
If you fail to pay (or accept the withheld rent), you've technically not met the notice requirements, and the tenant can challenge the eviction. Document the payment or the agreement to withhold.
BC's Residential Tenancy Act requires the buyer or their close family member to occupy the property for at least 12 months, starting within a reasonable period of the notice's effective date. If they don't, the tenant is owed 12 months' rent in damages.
This is the buyer's obligation, not yours — but be aware of it because some buyers will balk when their lawyer explains the exposure. Sophisticated buyers may want a side agreement clarifying their intent.
Under the RTA, you must give the tenant at least 24 hours' written notice for entry, including for showings, and the entry must occur between 8am and 9pm on a day reasonable for the purpose. The notice must specify the date, time window, and reason.
Practical reality: showings on a tenanted unit are harder. Tenants can be cooperative or obstructive, the unit may not be staged or even tidy, and access windows are narrower. Offering a small incentive — for example $300–$500 for the tenant's cooperation during the listing period — is common and often worth it.
Sell tenanted if: rental yield is solid, the tenant pays market rent and pays on time, and your most likely buyer is an investor. The pool is narrower but the sale is cleaner — no notice, no compensation, no occupancy obligations.
Sell vacant if: the buyer pool you actually expect is owner-occupant (most Tri-Cities condos and houses), or the unit shows poorly tenanted (clutter, condition issues), or the tenant is paying significantly below market and the under-rent reduces sale price more than vacancy would.
Order matters — get the sequence wrong and the notice is challengeable.
How much notice does a landlord have to give a tenant when selling in BC?
Three months' written notice, on the portal-generated Form RTB-32P, when the buyer intends to occupy the home. You also owe one month's rent in compensation, and the notice can only be served after the sale is firm and the buyer has requested vacant possession in writing.
Is the notice for selling a tenanted home in BC 3 months or 4 months?
3 months, since June 18, 2025. The previous rule (July 2024 to June 18, 2025) was 4 months. Many online articles haven't updated — use the current 3-month rule and Form RTB-32P from the RTB portal.
Can I evict my tenant before listing to make showings easier?
No. The notice for purchaser use can only be served after the sale is firm and the buyer has requested vacant possession in writing. Evicting pre-emptively exposes you to RTA penalties — including potentially 12 months' rent in damages.
What if the buyer changes their mind about moving in?
The 12-month occupancy obligation falls on the buyer once they take possession. If they don't move in or vacate within 12 months, the tenant can apply to the RTB and may be awarded 12 months' rent in damages. It's the buyer's exposure; you've met your obligation by issuing proper notice.
Do I have to give showing notice every time?
Yes — at least 24 hours' written notice, specifying date, time window, and reason, between 8am and 9pm. You can ask the tenant to waive notice for specific showings, but you can't compel them.
Can I sell with the tenant in place if they want to stay?
Yes — the buyer simply takes over as landlord and the tenancy continues unchanged. Their existing rent, deposit, and term all carry through. This is common for investor-to-investor sales.
Can the tenant refuse showings?
They can challenge specific entries that aren't compliant with the 24-hour written notice rule. Outright refusal to allow any showings is harder to sustain — but in practice an uncooperative tenant can dramatically slow a sale. Cooperation often costs less than fighting it.
Should I offer the tenant something to leave voluntarily?
Sometimes yes — a 'cash for keys' arrangement can be cleaner than the 3-month notice route, especially if you want flexibility on closing dates. Document the agreement in writing and have it signed.
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This page is general information, not legal, tax, or financial advice, and figures are current as of May 2026 and subject to change. Every home and situation is different — confirm specifics with a qualified real estate lawyer, accountant, or the relevant authority (BC Government, CRA) before acting. Sebastian Czarkowski is a licensed REALTOR® (BCFSA), not a lawyer or tax advisor.