changes - northwest territories · note: if you live in subsidized public housing or if you are...

These changes came into effect August 31, 2015.Here is an explanation of changes, and how they may affect you.

NEWYou will need to pay a fee to file an application with a Rental Officer. • The fee for landlords is $100. • The fee for tenants is $20. NOTE: If you live in subsidized

public housing or if you are terminating a tenancy due to domestic violence, there is no fee (i.e. you are exempt).

• Applications without the appropriate fee will be returned.

How do I pay?Option One: In-Person Payment – Payment can be made in-person by bringing your completed application form and any other related documentation to one of the following locations:

Yellowknife Financial Shared Services 3rd Floor, YK CentreInuvik Financial Shared Services 3rd Floor, 106 Veterans WayNorman Wells Financial Shared Services #8 Town SquareFort Smith Financial Shared Services 182B McDougal RoadHay River Financial Shared Services Suite 211, 62 Woodland DriveFort Simpson Financial Shared Services 2nd Floor Education Building

Option Two: Payment by Mail OR if exempt from the fee – You can mail your application (with a cheque or money order) directly to: NWT Rental OfficeDepartment of JusticeP.O. Box 1920Yellowknife, NT X1A 2P4

Option Three: Payment by Phone – You can make a credit card payment over the phone by calling 867-873-7148. You must then mail the application form and any related documentation to: Financial Shared ServicesBag Services 1511Yellowknife, NTX1A 2R3

Option Four: Online Payment – You can make an online payment through your online banking account and then mail your application along with a receipt or confirmation of payment to: Financial Shared ServicesBag Services 1511Yellowknife, NT X1A 2R3

NOTE: Please contact your Financial Shared Services regional office for more information on how to use the online payment option http://www.fin.gov.nt.ca/services/financial-shared-services-alternate-2/contact-financial-shared-services.

CHANGES TO THE RESIDENTIAL TENANCIES ACT

17

NEWAn order or decision of a Rental Officer can now be filed in the Supreme Court.• This will allow the Supreme Court to enforce Rental

Officer orders. • You need to wait 14 days after the order has been served

for the appeal period to end before you can file your order in the Supreme Court Registry.

NEWA tenant can terminate a tenancy agreement when domestic violence has occurred.NOTE: The Protection Against Family Violence Act (PAFVA) allows Emergency Protection Orders and Protection Orders to be issued. These protection orders give a victim of domestic violence exclusive occupation of their home by requiring the abusive family member to leave and have no contact. Information prepared by YWCA on various types of protection orders and how they can be obtained is located on their website at: http://www.ywcanwt.ca/sites/default/files/protection_orders.pdf

• If you have an Emergency Protection Order or other court order in place demonstrating that violence has occurred, you may terminate a tenancy agreement.

• Orders must be in effect when you make the application to terminate the tenancy. Application forms can be found at: https://www.justice.gov.nt.ca/en/rental-agreement-dispute-resolution/#gn-filebrowse-0:/

• The Rental Officer will review the application and issue an order to terminate the tenancy if the application meets the necessary criteria.

• The order must be given to the landlord no later than 30 days after it is issued. You must leave the rental unit 30 days after your landlord is given the order. Keep this time period in mind when you give the landlord the order.

NEWIf you terminate your tenancy because of a rental increase and the same increase is not passed to the next tenant, you can seek compensation.• A notice of rent increase can serve as a notice of termination

if you do not agree to pay the increased amount. A landlord must rent the property at the increased amount to a new tenant – if they don’t, the landlord is subject to a fine if they are convicted on summary conviction.

• Previously, the Act did not include any potential compensation for a tenant who had terminated a tenancy in this way.

• Now, if a landlord does not increase the rent for a new tenant, the former tenant may make an application to the Rental Officer. Again, the application form can be found at: https://www.justice.gov.nt.ca/en/rental-agreement-dispute-resolution/#gn-filebrowse-0:/

• If the Rental Officer determines that the landlord did not intend to increase the rent, they may make an order that requires the landlord to pay some or all of the moving expenses of a tenant to their new accommodation, and any additional reasonable expenses (including any increased rent the tenant is required to pay at their new accommodation for up to a 12 months).

A number of additional changes to the Act were also made that: • Reduce the period inspection reports must be kept by the

landlord from 3 years to 18 months.• Clarify that condominium corporations can make

applications to the Rental Officer.• Require landlords to provide rent receipts upon request.• Clarify that termination by notice in subsidized public

housing can apply to both first time and renewed tenancies.

• Reestablish a tenancy when a tenancy agreement between a public housing landlord and tenant has been terminated by the landlord’s notice and an application for an eviction order is denied by a Rental Officer.

• Create a time limit for filing Rental Officer orders with the Supreme Court Registry (3 years EXCEPT for eviction orders, which must be filed within 6 months).

For more information, please contact Rental Office Administrator, at 1-867-920-8047 or 1-800-661-0760

CHANGES TO THE RESIDENTIAL TENANCIES ACT

18

If you have any questions, contact the Office of the Rental Officer 920-8047 or 1-800-661-0760

information about tHE RESIDENtIaL tENaNCIES aCtFoR LaNDLoRDS aND tENaNtS

September 2010

NWT RENTAL OFFICEBUREAU DU RÉGISSEUR DES TNO

www.nwtrentaloffice.nt.ca

Si vous avez des questions, veuillez communiquer avec le bureau du régisseur au 920-8047 ou au 1-800-661-0760

information SuR La LoI SuR La LoCatIoN DES LoCaux D'HabItatIoN

Septembre 2010

NWT RENTAL OFFICEBUREAU DU RÉGISSEUR DES TNO

www.nwtrentaloffice.nt.ca

RENtERS: Before renting, ask yourself these questions:

• How much can I afford to spend on housing?

• How long do I want to stay in the unit?

• Do I want to live in a house or an apartment?

• Do I want to keep a pet?

• Do I want a term or periodic agreement?

Before renting, ask the landlord these questions:

• What is the rent? What is included: do I have to pay separately for heat, water and electricity? What about parking or cable?

• When was the last rental increase? When will the next increase be? Do you know what the increase will be?

• Are there any additional costs?

• If repairs are required, when can I expect them to be completed?

• Are pets allowed in the unit?

• Are there any “house rules”?

• Who do I pay rent to?

• How can I get in touch with you?

• Is the agreement a term agreement or a periodic agreement?

LaNDLoRDS:Before renting, ask yourself these questions:

• What will the rent be?

• Will I allow pets in the unit?

• Will there be any “house rules”?

• Am I renting my only home in the NWT?

• Will the agreement be a term agreement or a periodic agreement? Should I offer either?

LoCataIRE : Avant de louer, posez-vous les questions suivantes :

• Quel montant puis-je consacrer à l’hébergement?

• Combien de temps est-ce que je veus occuper le logement?

• Ai-je besoin d’une maison ou d’un appartement?

• Est-ce que je veux garder un animal de compagnie?

• Est-ce que je veux un bail à durée déterminée ou un bail périodique?

Avant de louer, posez les questions suivantes au locateur :

• À combien s’élève le loyer? Qu’est-ce qui est inclus : est-ce que je dois payer en plus pour le chauffage, l’eau et l’électricité? Et pour le stationnement ou le câble?

• À quand remonte la dernière augmentation de loyer? Quand aura lieu la prochaine augmentation? Savez-vous à combien s’élèvera l’augmentation?

• Y a-t-il des frais supplémentaires?

• Si des réparations s’imposent, quand devraient-elles être terminées?

• Les animaux de compagnie sont-ils permis dans le logement?

• Existe-t-il des «règles internes»?

• À qui dois-je verser le loyer?

• Comment faire pour vous rejoindre?

• Le bail est-il à durée déterminée ou périodique?

LoCatEuR : Avant de louer, posez-vous les questions suivantes :

• À combien s’élèvera le loyer?

• Est-ce que je vais autoriser la garde d’animaux de compagnie dans le logement?

• Existera-t-il des «règles internes»?

• Est-ce que je loue l’unique résidence que je possède aux T.N.-O.?

• Le bail sera-t-il à durée déterminée ou périodique? Est-ce que je devrais offrir les deux?Periodic:

There is no end date for the agreement. The tenant can end it on the last day of a period of the tenancy by giving the landlord proper notice. For a weekly tenancy, the tenant needs to give seven days’ notice. For a monthly tenancy, the tenant needs to give thirty days’ notice.

Term:

The tenancy ends on a certain date. The tenant can end it on that day by giving the landlord thirty days’ notice. Most term tenancies automatically renew themselves unless the tenant decides to end it.

A tenancy can always end by agreement.

Bail périodique :

Aucune date d’expiration n’est précisée. Le locataire peut y mettre fin le dernier jour de la période de location en remettant au locateur l’avis requis. S’il s’agit d’une location à la semaine, le locataire doit donner un avis de résiliation de sept jours. S’il s’agit d’une location au mois, le locataire doit remettre un avis de résiliation de trente jours.

Bail à durée déterminée :

Le bail prend fin à une date précise. Le locataire peut y mettre fin à cette date en remettant au locateur un avis de résiliation de trente jours. La plupart des baux à durée déterminée se renouvellent automatiquement sauf si le locataire décide d’y mettre fin.

Il est toujours possible de résilier le bail par convention.

This book will help you to understand the relationship between landlords and tenants, including their responsibilities to each other. It does not replace the Residential Tenancies Act. If you have any questions, you should call the rental office at (867) 920-8047, 1 (800) 661-0760 or read the Residential Tenancies Act (www.nwtrentaloffice.nt.ca – click on Legislation).

In addition to this book, the rental office has fact sheets that cover the most common questions landlords and tenants ask. These are available from the rental office (867) 920-8047 or at www.nwtrentaloffice.nt.ca.

Throughout this book, you will see references to the Residential Tenancies Act or to the regulations, with section numbers. These will help you find the information if you want to see what the law says.

TenanTs: Thinking abouT RenTing? 2Rent 2Deposits 2Howlongdoyouwanttostay? 2Houserules 3

LandLoRds: Thinking abouT RenTing? 4Rent 4Deposits 4WhattypeoftenancyagreementshouldIoffer? 4Houserules 5Responsibilities 5

befoRe moving in 7Tenancyagreements(leases) 7Typesoftenancyagreements 7Inspections 7Paymentofdeposits 8Whenyouneedtocontacteachother 8

afTeR moving inQuietenjoyment 8Goodrepair 8Whenthelandlordneedstoenter 9Payingtherent 9Changeoflandlord 9Changeoftenant 9Illegalactivities 10Howlongdoesthetenancylast? 10Whathappensifwecan’tagree? 10

When youR agReemenT endsWhenthetenantwantstoendtheagreement 10Whenthelandlordwantstoendthetenancy 12Whenthetenancyissubsidizedpublichousing 12Unusualsituations 12ReturningDeposits 13Abandonment 13Abandonedpersonalproperty 13Reducingcosts 13

abouT The ResidenTiaL Tenancies acT 14Therentalofficer 14Applicationstotherentalofficer 14Mediation 15Hearings 15Orders 15Enforcingtheorder 16Offencesandpunishment 16Appeals 16Applicationstothecourts 16

conTenTs

September20102

infoRmaTion abouT The ResidenTiaL Tenancies acT foR LandLoRds and TenanTs

Therearemanythingstothinkaboutwhendecidingtorentaunit.Manyofthesethingsarepersonalandaren’tcoveredinthisbook.Forexample,youmightwanttoliveclosetotheplacewhereyouwork,oryoumightwantahousewithacertainnumberofbedrooms.

RentOnlyyoucandecidehowmuchyoucanaffordforrent.TheResidentialTenanciesActdoesn’tsayhowmucharentalunitshouldcost,butitdoesmakerulesabouthowoftentherentcanbeincreased.Rentcanonlygouponceayear.Forexample, itcangoupeveryJanuary.Ifyou’rethinkingaboutrentingaunit,youshouldask the landlord if thereareanyplanstoincreasetherentoneyearafterthelastincrease,andwhenthelastincreasewas.Therentcangoupevenifyouhaven’tlivedintheunitforayear,soit’simportant to know what the landlord’s plans are.(section47)

Alwaysaskwhatisincludedintherent.Sometimesyouwillhavetopayseparatelyforutilitieslikeheatandelectricityorserviceslikeparking.

Eveniftheyarenotincludedintherent,thelandlordcan’tinterferewiththesupplyofheat,fuel,electricity,gas,hotandcoldwaterandanyotherpublicutility.Thelandlordcan’tcutthesethingsoff.(section33)

DepositsThe landlordcanask forasecuritydeposit that isuptoonemonth’srent.Youcanpayhalfwhenthetenancybeginsandhalfwithinthreemonths.Ifyouareliving insubsidizedpublichousing,thesecuritydepositcanbecalculatedbasedonthemarketrent,nottherentyouactuallypay.(section14)

If pets are allowed in the unit, the landlord canchargeapetdepositthatisuptohalfofonemonth’srent.Ifyouarelivinginsubsidizedpublichousing,thepetdepositcanbecalculatedbasedontherentthatwouldnormallybecharged,nottherentyouactually

pay.Thelandlordcanonlychargeonepetdeposit,even ifyouhavemorethanonepet.The landlordcan’tchargeadepositforaserviceanimal.(section14.1)

How long do you want to stay?You can stay in the rental unit as long as youwant to, unless there are problems or specialcircumstances. Usually, a term tenancy agreementwill be automatically renewed when it ends. Youcanmoveoutattheendofthetermifyouwantto,butyouhavetogivethelandlordwrittennotice30daysbeforethetermends. (sections48and49) Ifyouragreementdoesnotincludeanenddate,youcanalsoendyourtenancybygivingproperwrittennoticetoyourlandlord.(section52)

Inunusualsituations,thelandlordmightaskyoutoleave. This might happen if you are breaking thetenancy agreement or if the landlord needs theunitforcertainthings:forexample,iftheunitisthelandlord’s only home in the NWT and he or sheneedsitback.Usually,thesesituationscanbeworkedoutbetweenyouandthelandlord.Whenyoucan’tagree,eitheryouorthelandlordcanasktherentalofficertohelpyoutomakeadecisionaboutwhatshouldhappen.Ifyoustillcan’treachanagreement,therentalofficercanmakeanorderontheissue.

Responsibilities You have certain responsibilities to your landlord.Some of them are so important that you can beevictedifyoudon’tdothem.Ifyouarehavingtroublemeetingyour responsibilities toyour landlord, it isbesttotalktohimorheraboutthesituation.Usually,theproblemscanbeworkedout.

• Youhavetopayalloftherentontime.(section41(1)and(2)andtheregulations)

• If you damage the unit, you have to repair it.This does not apply to normal wear and tear.Rememberthatyouwillbeheldresponsiblefor

TenanTs: Thinking abouT RenTing?

Ifyouhaveanyquestions,contacttheOfficeoftheRentalOfficerat920-8047or1-800-661-0760. 3

anydamageapetorvisitorcausestotheunit.(sections1(4)and18(4))Talktoyourlandlordifyouarenotsureifsomethingisnormalwearandtear.(sections42(1),(2)and(3))

• Youcan’tdisturbothertenantsorthelandlord.This does not mean that you can never makenoiseintheunit,buttheyhavetobeabletousetheirownunitswithoutdealingwithunreasonablenoiseanddisruption.(section43(1)and(2))

• You can’t do anything illegal on the rentalproperty.(section46)

• Youhavetodowhateveryouhaveagreedtodoinawrittentenancyagreement.Forexample,youmight agree that youwill not allowpets in theunit.(sections12(1),(2)and(3),45(1))

• You have to keep the rental property clean.(section45(2))

• You can’t overcrowd the unit. If the tenancyagreement says that only a certain number ofpeople can live there, you can’t allow morepeopletomovein.(section45(3))

• Youhavetonotifythelandlordifthereareanyproblems with the property. For example, ifsomethingbreaksorthere isahealthorsafetyproblem,youhavetoletthelandlordknowsoitcanbefixed.(section30(5))

• Youcan’tchange the locksunless the landlordsaysit’sOK.(section25(1)and(2))

• If the landlord needs to come into the unit todo his job, you have to let him or her in. Thisincludessituationswherethelandlordneedstofixsomethingthat’sbroken, inspect theunit,orshowittootherpeopleifyouhavegivennotice.Unlessthere’sanemergency,thelandlordhastogiveyou24hours’writtennoticethatheorsheneedstocomeintotheunit.(sections26and27)

• Iftheunitisasinglebuilding,likeahouse,youandthelandlordcanagreethatyouwillberesponsibleformaintenanceandmakingsurethattherearenohealthorsafetyproblems.(section31(1))

House rulesLandlordscansetreasonablerulesabouttheuseofthepremises.Theseruleshavetobeinwritingandyouhavetoknowwhattheyare.Youshouldalwaysaskthelandlordifthereareanyhouserulesbeforeyousignatenancyagreement.(section12)Ifyouthinkaruleorobligationisnotreasonable,youcanasktherentalofficerforhelp.(section12(4))

September20104


LandLoRds: Thinking abouT RenTing?There are many things to think about if you arebecoming a landlord for the first time or decidingtorentavacantunit.Manyofthesethingsarebasicbusinessdecisionsandaren’tcoveredinthisbook.Forexample,youwillneedtodecidehowmuchrenttochargeandwhethertherewillbeanyhouserules.

RentTheResidentialTenanciesActdoesn’tsayhowmucha rental unit should cost, but it does make rulesabouthowoftentherentcanbeincreased.Rentcanonlygouponceayear.It’simportanttokeeptrackofwhentherentontheunitwas last increased. Itisagoodideatotellnewtenantsifyouhaveplanstoincreasetherentoneyearafterthelastincrease.(section47)

Youdonothavetoincludeutilitiesintherent.Atthebeginningofthetenancyyoucanaskthetenanttopaytheseamountstoyouinadditiontotherentordirectlytothesupplierifyouwantto.Eveniftheyarenotincludedintherent,youmaynotinterferewithorcutoffvitalservices:heat,fuel,electricity,gas,hotandcoldwater,andanyotherpublicutility.(section33)Anypersonwhoprovidesavitalservicetotherentalcomplexforyouhasto lettherentalofficerknow if that service will no longer be provided.(section33(4))

DepositsYoucanaskforasecuritydepositthatisuptoonemonth’s rent. The tenant can pay half when thetenancy begins and the rest within three months.If the unit is a subsidized public housing unit, thedepositcanbebasedonthemarket-valuerent,nottheactualrentthetenantpays.(section14)

Ifyouallowpets intheunit,youcanchargeapetdepositofupto50%of therent fornewtenants.If the unit is a subsidized public housing unit, thedeposit can be based on the market-value rent,nottheactualrentthetenantpays.Thisdepositisonlydueonce,evenifthetenanthasseveralpets.Youcan’tchargeapetsecuritydepositforaserviceanimal.(section14.1)

What type of tenancy agreement should I offer?Youhavetodecidewhetherthetenancyagreementwill be for a fixed term (i.e. one year) or periodic(i.e.monthbymonth).However, in theNWT,mosttenanciesdon’tendautomatically.Unlessthereareproblemsorspecialcircumstances,tenantscanstayintheunitaslongastheywant.Inmostsituations,attheendoftheagreement,itwillbeautomaticallyrenewed.

Thetenantcanleavewhenthetermofthetenancyagreementisup,butheorshehastogiveyou30days’noticeinwritingbeforetheendoftheterm.Ifthetenantwantstostaylonger,andanewagreementisnotsigned,theoldonewillautomaticallycontinueonamonth-by-monthbasis.

Sometimesthereareproblems.Mostproblemscanbe worked out quickly between the landlord andtenant, but when you can’t agree, one of you canapplytotherentalofficerforadecisionyouwillbothhavetofollow.Forexample,youcanasktherentalofficertoendthetenancyandevictthetenant.

The rulesareabitdifferent forunusual situations.Thechartbelowshowsthetypesofnoticethatarerequired.Calltherentalofficeifyouhavequestionsorneedmoreinformation.


Notice given by

Tenant

Landlordwhohasrentedhis/heronlyresidenceintheNWT

SubsidizedPublicHousingLandlord

Landlord:Premisesareprovidedbythelandlordasabenefitofemployment

Tenancy agreement

Monthly

Monthly/Weekly

Monthly/Weeklythathasbeenrenewedpursuanttos.49(1)

Termorperiodic

Term

Termof31daysorless

Term

Weekly

Term

Notice required

Writtennoticetoterminateonthelastdayofamonthatleast30daysbeforethatdate.s.52(1)(b)

Writtennoticetoterminateonthelastdayofarentperiodatleast90daysbeforethatdate.s.52(2)


Nonoticerequired.Thetenancyagreementisterminatedwhentheemploymentagreementisterminated.s.56

Writtennoticetoterminateattheendofthetermatleast30daysbeforethatdate.s.52(1)(b)

Nonoticerequired.Thetenancyagreementisterminatedattheendoftheterm.s.51(4)

Writtennoticetoterminateattheendofthetermatleast30daysbeforethatdate.s.51(2)

Writtennoticetoterminateonthelastdayofaweekatleast7daysbeforethatdate.s.52(1)(a)

Writtennoticetoterminateonthelastdayofatermatleast30daysbeforethatdate.s.51(1)

House rulesYoucansetreasonablerules.Forexample,youmightdecidethatthelaundryroomcanbeusedatcertaintimesoftheday.Thesehavetobewrittendownandknowntothetenant.(section12)

Responsibilities You have certain responsibilities to your tenant.Someofthemaresoimportantthattherentalofficercanterminatethetenancyorawarddamagesagainstyouifyoudon’tdothem.Ifyouarehavingtroublemeetingyourresponsibilitiestoyourtenant,itisbesttotalktohimorheraboutthesituation.Usually,theproblemscanbeworkedout.

• Youhavetotreatthetenant’sdepositsastrustmoney and pay interest when the deposit isreturned.(sections16and17)

• Youhavetodoaninspectionatthestartandattheendof the tenancyandgive the tenantanopportunitytoparticipate.(sections15and17.1)

• You have to return all of the tenant’s depositsunless you are making a claim for damage orunpaidrent.(section18(3),(4),(7),(8),(9)and(10))

• You can’t claim any of the security deposit orpetsecuritydeposittocoverdamagetotheunitunless you do an entry inspection report andanexitinspectionreportandgiveacopyoftheinspectionreporttothetenant.Youcanusethe

September20106


entryandexit inspection report forms thatareavailable at the rental office or online at www.nwtrentaloffice.nt.ca(section18(5))

• You have to allow political canvassing in thebuilding.(section29)

• Youhavetokeepthebuildinginagoodstateofrepairandfollowallhealth,safety,maintenanceand occupancy standards required by law(section30)

• Youcannot interferewith“vitalservices”;thingslikeheat,fuel,electricity,gas,hotandcoldwaterandanyotherpublicutility.Thisisthecaseevenifthevitalservicesarenotincludedintherent.(section33)

• You can’t unreasonably disturb the tenant.(section34)

• You can’t seize the tenant’s personal property.(section3)

• Youhavetogiveyourcontactinformationtothetenant.(section36)

• You have to provide a copy of the ResidentialTenanciesActtothetenantifheorshewantstoseeit.(section37)

• If the residential complex has more than fiverental units, you have to post a directory withinformation on any tenants who might needspecialhelpinanemergency.(section38)

• Youhave tomakesure thebuildingand rentalpremisesarereasonablysecure.(section40)

• Ifthetenanttellsyouanothertenantisdisruptive,youhavetodealwiththeproblem.(section44)

• You can’t change the locks unless the tenantagreestoit.(section25(1)and(2))

• Ifyouneedtoenteraunittodoyourworkasthe landlord, you have to obtain the tenant’spermissionorgive the tenant24hours’writtennoticeunless there is anemergency. Youalsohave to do the work during reasonable hoursbetween8:00AMand8:00PM.(sections26and27)

• If theunit isasinglebuilding, likeahouse,youandthetenantcanagreethatthetenantwillberesponsible for maintenance and making surethat there are no health or safety problems.(section31(1))

If you are having trouble meeting your responsibilities to your tenant, it is best to talk to him or her about the situation. Usually, the problems can be worked out.


Tenancy agreements (leases)When one person rents a unit to another, theyhaveatenancyagreementevenifnothingiswrittendown.Thisisalsocalleda“lease”.Itisanagreementbetweenalandlordandtenantthatthetenantcanliveinarentalunitinexchangeforpayingrent,andwillpayrentonadateandinanamountthatbothpeopleagreeto.

Anoralagreementmeansthattheagreementisjustspoken.Someagreementsareimpliedagreements.The terms are determined by the actions of bothpeople.Tenancyagreementsareserious,soit’sbesttohaveawrittenagreement.Thatway,thereisnoconfusionaboutwhatbothpeopleagreedto.

Atenancyagreementisintheregulations.Youcanalsofind iton the Internetatwww.nwtrentaloffice.nt.ca.ItincludesallofthethingsthatneedtobeinatenancyagreementintheNWT.Evenifyoudon’tuse thisdocument,everything in itand in theActwillbe“read into”youragreement if thereareanyproblems.Forexample,youmightnotagreethatthelandlordwillmakesurethepropertyissecure,butiftherentalofficerneedstomakeadecisionaboutthisissue,heorshewillassumethatthisisthelandlord’sresponsibility.Youcanusethetenancyagreementintheregulationstoavoidthisproblem.(sections9and10)

Ifthereisawrittentenancyagreement,thelandlordhastogiveacopyofittothetenantwithin60days.Ifthelandlorddoesn’tdothis,thetenantcanpaytherenttotherentalofficeruntilheorshegetsacopyoftheagreement.Whenthelandlordhasgiventheagreementtothetenant,heorshecangettherentfromtherentalofficer.(section11)

Types of tenancy agreements• Periodic: Thereisnoenddatefortheagreement.Inthese

cases,thetenantcanendthetenancyonthelastdayofthetenancyperiodbygivingthelandlordnoticeinwriting.Foraweeklytenancy,thetenantneedstogivesevendays’notice.Foramonthlytenancy, the tenant needs to give thirty days’notice.

• Term: Thetenancyendsonacertaindate.Thetenant

canenditonthatdaybygivingthelandlordthirtydays’notice.Mosttermtenanciesautomaticallyrenewthemselvesunlessthetenantdecidestoendit.

Sometimes the agreement doesn’t make it totallyclearwhen itstarts. Inthesecases, theagreementstarts on the date that the tenant is allowed tooccupytheunit.(section2(4))

InspectionsThe landlord has to do an inspection before thetenancystarts,andhastomakereasonableeffortstoletthetenantparticipateintheinspection.Ifthelandlordagreestoallowapetafterthetenantmovesin,anddidn’tdoaninspectionatthebeginningofthetenancy,aninspectionmustbedoneatthattime.

The landlord has to complete and sign an entryinspection report. The tenant must be allowed toincludecommentsonthereportandsignit. It isagoodideatodotheinspectiontogether.Approvedformsareavailableat the rentalofficeandon theInternetatwww.nwtrentaloffice.nt.ca.

befoRe moving in

Sometimes the agreement doesn’t make it totally clear when it starts. In these cases, the agreement starts on the date that the tenant is allowed to occupy the unit. (section 2(4))

September20108


Whenthetenantmovesout,thelandlordhastodoanotherinspection.Again,itisagoodideatodothisinspectiontogether.FortenancyagreementsonorafterSeptember1,2010,thelandlordcanonlymakeaclaimagainstthesecuritydeposittopayfordamageifboth inspectionsweredonewithwritten,signedreports and copies were provided to the tenant.Thelandlordmustkeepallentryandexitinspectionreportsforatleastthreeyearsafterthetenantmovesout,andmustgivecopiesofthereportstotherentalofficerifasked.(sections15and17.1)

Payment of depositsSecuritydepositsformonthlytenanciescanbepaidovertime:halfwhenthetenancystartsandhalfwithinthree months. A few NWT tenancies are weeklytenancies.Inthesecases,thesecuritydepositisdueinfullwhenthetenancystarts.(section14(2))

When you need to contact each otherThelandlordhastogivecontactinformationtothetenant. This includes the landlord’s name, addressandtelephonenumber.Sometimesthelandlorduses

anagentwhohelpswith thework, likeapropertymanager. In these cases, the landlord also has togive the agent’s contact information to the tenant.(section36)

Landlords and tenants sometimes have to giveinformationtoeachother.Themostcommonissuesthat require formal notice are applications to therental officer, rent increases, ending the tenancyagreement,andrequestsforpermissiontoassignorsublettheunit.

Youcangive formalnotice to theotherperson inseveralways:

• Bypersonallygivingittohimorher• Byregisteredmail• Byfax(ifprovided)• By e-mail (if both people agree) (section 71,

Regulations:TenancyAgreement,para.11)In some situations involving disputes, there is adeadlineforprovidingcertaininformation.Therentalofficer can extend this time if he or she thinks itwouldnotbeunfairtodoso.(section71(8))

afTeR moving inQuiet enjoymentLandlords and tenants are not allowed tounreasonably disturb each other. This does notjust relate to making noise. Everyone who usesthecomplexhastobeabletouseitwithoutbeingunreasonablydisturbed.Incertainsituations,tenantscanbeevictedfordisturbingothers.Thetenantcanbeheldresponsibleforhisorherguests’disruptivebehaviour.

Ifatenantisdisturbingothertenants,thelandlordhastodealwiththeproblem. If the landlorddoesnot,thetenantscanasktherentalofficerforhelp.Thelandlordcan’tdisturbthetenant,either.(sections34,43and44)

Good repairThelandlordhastokeeptherentalunit inagoodstateofrepair,followingallhealth,safety,maintenanceandoccupancystandardsrequiredbylaw.Itdoesn’tmatter if the tenant knew things needed to berepairedbeforemovingin.Afterthetenancystarts,thetenanthastotellthelandlordifanythingneedstobefixed.

If the rentalunit isasinglepremises, likeahouse,the landlordandtenantcanagreethat the tenantwilldotherepairs.Eveninthissituation,thelandlordremainsresponsibleforrepairsrequiredasaresultof reasonablewearand tear,orasa resultoffire,water,stormorothercatastrophicevent.


If the landlord does not make repairs that areneeded,thetenantcanapplytoarentalofficertopaysomeoralloftherenttotherentalofficerasanincentiveforthelandlordtomaketherepairs.Iftherentalofficeracceptstherent,itisgiventothelandlordoncetheproblemsarefixed.(sections30,31and32)

When the landlord needs to enterSometimesthelandlordneedstoentertheunit.Thisisallowedforthefollowingreasons:

• Forinspectionsatthebeginningofthetenancy.• Forinspectionswhentheresidentialcomplexis

beingsold.• Forinspectionsonceeverysixmonths.• Forinspectionsonthedaythetenantisvacating

therentalunit.• Forinspectionswhenthetenantwantstosublet

orassigntheunit.• Forinspectionswhenthetenantdecidestogeta

pet.• Forinspectionswhenthetenancyisending.• Toperformthelandlord’sobligationsunderthe

Actandthetenancyagreement.• Whenthelandlordisarrangingforamortgageor

insuranceontheproperty.• To show the rental premises to prospective

tenantsorpurchasers.The landlord has to give 24 hours’ written noticebeforeenteringtheunit.Ifthelandlordandtenantagree,thetenantcanletthelandlordintotheunitat any time. Normally, the landlord can only enterbetween8:00amand8:00pm,unlessheor shethinks the tenant has moved out. If there is anemergency, the landlord may enter without thetenant’spermission.

Sometimes the tenant objects to the time thelandlordwantstoentertheunit.Inthissituation,thetenantcansuggestotherhours,andifthosehoursarereasonable,thelandlordmustenteratthattime.If the alternate hours the tenant suggests are notreasonable,thelandlordcanmakeanapplicationtotherentalofficer.(sections26and27)

Paying the rentTenants have to pay rent on time. If they don’t,the landlord can charge late fees or even ask therentalofficertoevictthetenant. (section41(2)andregulations)

The landlord cannot seize the tenant’s personalpropertytocoverunpaidrent,oraskthetenanttopayrentearly.(sections3,13and35)

Therentcanbe increasedonceayearwiththreemonths’noticetothetenant.(section47(1),(2)and(3))Forexample,itcangoupeveryJanuary.Evenifthereisanewlandlordornewtenant,therentona unit cannot be increased until a year from thelastincrease.Thereisnolimittotheamountoftheincrease. If the tenant does not want to pay thenewamount,heorshecantreatthenoticeofarentincreaseasanoticetoendthetenancy.(section47(4))

Change of landlordSometimesanewlandlordwilltakeover.Whenthishappens,thenewlandlordhasallofthesamerightsandobligationsundertheResidentialTenanciesActand the tenancy agreement. The landlord needsto give tenants written notice that there is a newlandlord. If thetenant isnotsurewhotopaytherentto,therentalofficercanhelptofigurethisout.(sections19and20)

Change of tenantThe tenant can assign or sublet the unit with thelandlord’swrittenpermission.The rentalofficehasformsthatcanhelpwiththeprocess.Thelandlordcan’tchargeafeeforthis,butcanaskthetenanttopayreasonableexpensesupto$50.(section23)Ifthetenantthinksthelandlordisunreasonablyrefusingtogivepermission,heorshecanasktherentalofficertomakeadecision.

Assignmentmeansthatthetenantdoesnotplantocomebacktotheunit.Thiscanbedoneifthetenanthasbeenintheunitforatleastsixmonthsorhasafixed-termagreementatleastsixmonthslong.The

September201010


When youR agReemenT endsIngeneral,atenancycanlastaslongasthetenantwantstostayintheunit.Inmostcases,itwillcontinueuntil:

• bothpeopleagreetoendit,• thetenantendsitbygivingwrittennotice,• the rental officer ends it because there is a

problemthatcan’tbefixedinanotherway,or• thereisaspecialsituationthat

endsthetenancyagreement.

Ifthelandlordandtenantagreeinwriting,theycanendthetenancyonanydaytheychoose.(section50)Therentalofficerhastobeinvolvedifbothpeopledon’tagree,unlessthereisasituationcoveredintheResidentialTenanciesActthatallowsonepersontoendit.

Afterthetenancyends,thetenanthastomoveout.Ifheorshestaysintheunit,heorsheowesrent,butthisdoesnotcreateanewtenancyagreementunless the landlordand tenant agree that itdoes.(section67)

When the tenant wants to end the agreementIftheagreementhasanenddate,thetenantcanenditonthatdatebygiving30days’notice inwriting.(section51(1))

Sometenancyagreementsdon’thaveenddates.Inthesecases,thetenantcanendthetenancyonthelastdayofthetenancyperiodbygivingthelandlordnotice inwriting.Foraweeklytenancyagreement,

tenancyagreementcontinueswiththenewtenant.All of the rights and obligations in the tenancyagreementnowapplyonlytothenewtenant.

Sublettingmeansthatthetenantplanstocomeback.Thisisoftendonewhenthetenantisgoingawaytoworkorschoolforafewmonths.Inthissituation,thetenantkeepsalloftherightsandobligationsinthetenancyagreement.The subtenant is liable to thetenant foranybreachesof thetenant’sobligationsorhisorherownobligations,andhastomoveoutattheendofthesublet.(sections21,22,23and24)

Illegal activitiesTenantsarenotallowedtocommit illegalactivitiesin the rental property or allow anyone else tocommitillegalactivities.Commonexamplesincludebootlegging and drug dealing. The landlord canapplytotherentalofficertoevictthetenantinthesesituations.(section46(1),(2))

How long does the tenancy last?Most monthly tenancy agreements automaticallyrenewthemselvesunlessthelandlordortenanttakesteps to end the tenancy agreement. That meansthatifthetenantwantstostayintheunitafterthetenancyagreementisup,heorsheusuallydoesnothavetodoanything.(section49)Iftherentalunitisa benefit of employment, the tenancy agreementdoesnot automatically renewand is terminated iftheemploymentends.(section56)

What happens if we can’t agree?If the landlordandtenantdisagreeaboutan issueor problem, the first step is to read the tenancyagreement, the Residential Tenancies Act and itsregulations. Usually, one of these documents willexplainhowtodealwiththesituation.Ifyoustillcan’tagree,contacttherentalofficeforhelp.Therentalofficercangiveyouinformation,helpyoutoworkoutasolution,ormakeadecisionyouwillbothhavetofollow.


Notice given by

Tenant

Landlordwhohasrentedhis/heronlyresidenceintheNWT

SubsidizedPublicHousingLandlord

Landlord:Premisesareprovidedbythelandlordasabenefitofemployment

Tenancy agreement

Monthly

Monthly/Weekly

Monthly/Weeklythathasbeenrenewedpursuanttos.49(1)

Termorperiodic

Term

Termof31daysorless

Term

Weekly

Term

Notice required

Writtennoticetoterminateonthelastdayofamonthatleast30daysbeforethatdate.s.52(1)(b)



Nonoticerequired.Thetenancyagreementisterminatedwhentheemploymentagreementisterminated.s.56

Writtennoticetoterminateattheendofthetermatleast30daysbeforethatdate.s.52(1)(b)

Nonoticerequired.Thetenancyagreementisterminatedattheendoftheterm.s.51(4)

Writtennoticetoterminateattheendofthetermatleast30daysbeforethatdate.s.51(2)

Writtennoticetoterminateonthelastdayofaweekatleast7daysbeforethatdate.s.52(1)(a)

Writtennoticetoterminateonthelastdayofatermatleast30daysbeforethatdate.s.51(1)

the tenant has to give seven days’ notice. For amonthlytenancyagreement,thetenanthastogive30days’notice.(section52(1))

Thetenantcanalsofileanapplicationtotherentalofficerandaskforthetenancytoendearlierif:

• The landlord has not done required repairs(section30(4)(e))

• Thelandlordwithholdsavitalservice,likeheatorwater(section33(3)(e))

• The landlord unreasonably disturbs the tenant(section34(2)(d))

• Thelandlordhasnotdoneotherthingsheorsheisrequiredtodo(section39(2)(e))

Thereareotherunusualsituationsthatwillallowthetenanttoapplytoendthetenancywithoutpropernoticeorbeforetheendofaterm.Calltherentalofficeforinformation.

Thetenantcantreatanoticeofarentincreaseasanoticetoendthetenancyonthedaybeforetherentwouldgoup.Inthissituation,thetenanthastogivethelandlordwrittennoticethatheorsheplanstomoveout.(section47(4))

Thechartbelowshowsthetypesofnoticethatarerequiredtoendmosttenancyagreements.Calltherental office if you have questions or need moreinformation.

September201012


Therulesareabitdifferentforunusualsituations.

When the landlord wants to end the tenancyIfthelandlordwantsthetenanttomoveout,heorshehastomakeanapplicationtotherentalofficerforthetenancytoend.Thiscanhappenif:

• Thetenantisrepeatedlylatepayingthefullrent(section41(4))

• The tenant fails to repair damage he or shecaused.(section42(3)(f))

• The tenant repeatedlydisturbs the landlordorothertenants.(section43(3)(d))

• The tenant has not done the things he or sheagreedtodointhetenancyagreement.(section31(2)(e))and45)

• Thetenanthasovercrowdedtheunit.(section45(3))

• Thetenanthasnotkeptthepremisesinastateofordinarycleanliness.(section45(2).

• Therehavebeenillegalactivitiesintherentalunit(section46(1)and(2))

• Thelandlordneedstheunitforhisorherownfamily(section58(1))

• The rental unit has been sold and the buyerswant to use it as their own premises. (section58(1))

• The landlord plans to demolish the building,changeitsuseormakeextensiverepairs(section59)

• Thegovernmenthasorderedeveryonetoleavethebuilding.(section61(2))

Insomesituations, the landlordcanask the rentalofficertoendthetenancywithtendays’notice:

• The tenant has repeatedly and unreasonablydisturbedthelandlordorothertenants(section54(1)(a))

• Thetenanthasnot followedtherentalofficer’sorder.(section54(1)(b)and(d))

• There is a serious problem that makes thelandlordorothertenantsunsafe.(section54(1)(f)

• Thetenanthasrepeatedlyfailedtopaythefullamountofrentorpaytherentontime.(section54(1)(g)

In these situations, the landlord has to make anapplicationtotherentalofficer.Heorshecanasktherentalofficer to reduce the ten-daynoticeperiod.(section54(3))

When the tenancy is subsidized public housingThe rules about ending a tenancy in subsidizedpublichousingareabitdifferent:

• Ifthereisanenddateonthetenancyagreement,thelandlordcanendthetenancyonthatdatebygivingthetenant30days’notice.(section51(3))

• Ifthetenancyisfor31daysorfewer,itautomaticallyendsontheenddate.(section51(4))

• If the agreement is a monthly tenancy thelandlordcanenditattheendofanymonthbygivingthetenant30days’notice.(section51(5))

• If the tenant does not qualify for subsidizedhousinganymore,thelandlordcanasktherentalofficer to end the tenancy agreement. (section57(b))

Unusual situationsThereareotherunusualsituationsthatwillallowthetenancytobeended.Calltherentalofficeforadvice.

• If the rentalofficerhashelpedbothpeople tosettleadispute,butoneofthemisnotfollowingthe agreement, the rental officer can end thetenancy.(section62.1)

• Ifthetenantdiesorgetsverysick,thetenancycan be ended by the tenant or the tenant’srepresentative.(sections53(1)and(2))


• Iftherentalunitisabenefitofemploymentandthetenant’semploymenthasended,thetenancyagreement ends on the tenant’s last day as anemployee. The tenant then has one week tomoveoutoftheunitanddoesnothavetopayrentforthatweek.(section56)

• IftherentalunitwasprovidedtoastudentorstaffmemberataschoolcoveredbytheResidentialTenanciesAct,thetenancycanbeendedwhenthe tenant is no longer eligible to live there.(section57)

• If the landlord and tenant share a kitchen orbathroom and they cannot work out theirdifferences, the tenancy agreement can beended.(section57)

Returning DepositsWhen the tenant moves out, the landlord has toreturn the deposits and interest with an itemizedstatementwithin10days.Theinterestrateissetbyregulation and published by the rental office. Thelandlordcankeepallorpartofthesecuritydeposittocoverunpaidrentorrepairs,buthastogivethetenantnoticeinwriting.Therestofthedeposithastobereturnedtothetenant.Thetenanthastherighttodisputethelandlord’sdecisiontokeepanypartofthesecuritydeposit.(section18)

For tenancy agreements entered into on or afterSeptember 1, 2010, if there is damage to the unit,the landlord can keep part or all of the securitydeposittocovercostsaslongastherewerewritteninspection reports before and after the tenancy,withcopiesprovidedtothetenant.Within10daysof the tenantmovingout, the landlordhas togivethetenantanitemizedstatementofrepairsandrentarrears.Sometimesthereisalotofdamageandthelandlordneedsmoretimetofigureouthowmuchtherepairswillcost.Inthesecases,thelandlordhastogivethetenantanestimatewithin10daysandafinalaccountwithin30days.Thiscanbeextendedto45daysifneeded.(section18)

AbandonmentSometimesatenancy isterminatedwhenatenantabandons the unit. This happens if the landlordhas reasonablegrounds tobelieve that the tenanthasleft,orifthetenantdoesn’tliveintheunit,hasnotexpressedanintentiontocontinuelivingthere,andtherentthetenanthaspaiddoesnotcovertheamountthatisdue.

Abandoned personal propertySometimesthetenantleavespersonalitemsintheunit. In these situations, if the personal items areworthless,unsanitary,orunsafetostore,thelandlordcan throw them away. If this is not the case, thelandlordhastogivetherentalofficerandtenantalistofthe items. If therentalofficerfindsthattheabandonedpersonalpropertyisnotworththecostofstoringit,thenheorshemaypermitthelandlordtosellordisposeoftheproperty.Ifnot,thelandlordmuststoretheitemsinasafeplaceforatleast60days.Ifthetenantwantstheitemsback,thelandlordmayonlychargethetenantreasonableremovalandstorage fees. The rental office has forms that canhelpwiththis.

After60days,ifthetenanthasnotclaimedtheitemsthelandlordcanasktherentalofficerforpermissiontodisposeoftheproperty,orsellitifitseemstohavesomevalue.Ifthetenantowesthelandlordmoney,thelandlordcankeepsomeorallofthemoneyfromthesaleiftherentalofficerhasorderedthis.Therestof themoneyhastobegiventotherentalofficer,whowillholditforthetenantforoneyear.(sections64,65,66)

Reducing costsSometimeswhenatenancyendsearly,onepersonisresponsiblefortheotherperson’slosses.Inthesesituations,thepersonwholosesmoneyhastokeepthecostsdownasmuchaspossible.Forexample,the landlordmay loseamonth’s rent if the tenantabandonstheunit.Inthisexample,thelandlordhastorenttheunitagainassoonasreasonablypossible,tokeepthetenant’sliabilitytoaminimum.(section5)

September201014


The Residential Tenancies Act applies to allresidential landlordsandtenants in theNorthwestTerritories. This is trueeven if there isnowrittentenancyagreement,orevenifthetenancyagreementsaysthattheActdoesnotapply.(section9)Itappliesto the GNWT, housing authorities and housingassociations.(section8)Itcoversalltypesofrentalhousing, including apartments, houses, rooms inboardinghousesorlodginghouses,landformobilehomesthatareusedor intendedforuseasrentalpremises,androwhouses.(section1(1))

The Residential Tenancies Act does not apply tocertaintypesofhousing:

• Hotels, motels, tourist establishments, hostelsandsimilaraccommodations

• Seasonalortemporaryvacationhomes

• Correctionalfacilities

• Temporarysheltersforpersonsinneed

• Hospitalsandnursinghomes

• Staff housing for hospitals and nursing homes,whenitisnotintendedthatthestaffwilllivethereyear-round

• Staffandstudenthousingforschools,whenitisnotintendedthatthestafforstudentswilllive

The Residential Tenancies Act applies to allresidential landlordsandtenants in theNorthwestTerritories. This is trueeven if there isnowrittentenancyagreement,orevenifthetenancyagreementsaysthattheActdoesnotapply.(section9)Itappliesto the GNWT, housing authorities and housingassociations.(section8)Itcoversalltypesofrentalhousing, including apartments, houses, rooms inboardinghousesorlodginghouses,landformobilehomesthatareusedor intendedforuseasrentalpremises,androwhouses.(section1(1))

The Residential Tenancies Act does not apply tocertaintypesofhousing:

• Hotels, motels, tourist establishments, hostelsandsimilaraccommodations

• Seasonalortemporaryvacationhomes

• Housingco-ops

• Correctionalfacilities

• Temporarysheltersforpersonsinneed

• Hospitalsandnursinghomes

• Staff housing for hospitals and nursing homes,whenitisnotintendedthatthestaffwilllivethereyear-round

• Staffandstudenthousingforschools,whenitisnot intended that thestaffor studentswill livethereyear-round

• Caretakerunitsatnon-residentialfacilities

• Businessesandagriculturalpremises

• LandleasedforresidentialpurposesundertheCommissioner’sLandAct

The rental officerTherentalofficer’sjobistohelplandlordsandtenantswith disputes. Most problems can be worked outprivately,andtherentalofficerwillencourageyoutodothatwheneverpossible.(section73)

Sometimesyouneedhelptodealwithanissue.Inthesecases,staffattherentalofficecan:

• Giveyouinformation,likethisbookorfactsheets,ortalktoyouonthephone.IfyouneedmorehelpyoucouldmakeanapplicationtotheRentalOfficerabouttheissueandtheycoulddecideto:

• Investigatetheproblemandtrytoworkoutasolutionthatbothpeoplewillbehappywith.

• Holdhearingsand issuenoticesandordersthatbothpeoplehavetofollow.(section74)

abouT The ResidenTiaL Tenancies acT


Applications to the rental officerYoucanasktherentalofficerforhelporinformationoverthephone.Butsometimesthematterismoreserious.Inthesecases,youneedtomakeaformalapplication to the rental officer. The forms areavailablefromtherentalofficeandhelptomakesureyouareprovidingalloftheinformationthattherentalofficerwillneedtohelpresolvethematter.

An application normally needs to be made withinsixmonthsofthetimetheproblemstarts.However,therentalofficercanextendthistime ifheorshebelievesitwouldnotbeunfairtodoso.(section68)

Whentherentalofficerreceivesyourapplication,heorshecan:

• Investigatetheproblem

• Talktoanyonewithrelevantinformation

• Helpyoutoworkouttheproblemonyourown

• Holdahearing

• Makeanorder(section76(2))

MediationItisbesttotrytoworkoutyourdisputesinformally.Therentalofficercanhelpyouwiththis.Heorshecanthengiveyouanorderoragreementthatmakesyour arrangement clear. (section 79.1) If you don’tfollowtheorderoragreement,therentalofficercanendthetenancybyapplication.(section62.1)

Therentalofficercanmediatesomeissuesandholdahearingonotherissuesfromthesameapplicationif that is the best way to deal with the problem.(section78)

Mediationcanendwithanorderoranagreement.Ifeitherpersondoesn’t follow it, theotherpersoncanapplytotherentalofficerfortheoriginalorderoragreement tobecancelled, foraneworder, toterminatetheagreementand/ortoevictthetenant.

HearingsSometimesyoucan’tagree,sotherentalofficerwillholdahearingandmakeadecisionaboutwhatyoushoulddo.Therentalofficerwillusewhatheorshedeterminestobethebest,quickest,fairestprocesswhen holding a hearing. (section 75) The RentalOfficerwillprovideyouwithnoticeofthehearingsoyoucanplantoattend.Thehearingcanalsobedoneoverthephone.(section76(3))Ifyouareinvolvedinaproceeding,itisagoodideatolookatanymaterialsthathavebeenfiledwiththerentalofficerthatrelatetoyourcase.Thatway,youwillbepreparedatthehearing. (section79)Therentalofficercanaskyouoryourwitnessesquestionsifheorsheneedsmoreinformation.(section80(1))

Sometimestherentalofficerwillholdahearingformore than one application at a time, or will holdseveralhearingstodealwithoneapplication.

Ifyoudonotgotothehearing,therentalofficercangoaheadwiththehearingwithoutyou.(section80(2))

OrdersIftherentalofficermakesanorder,itislikeacourtorderandbothpeoplehavetofollowit.(section85)Afterahearing,therentalofficercanmakeanyorderthatwasappliedfororcouldhavebeenappliedfor.(section83(1))Thismeansthatifthereisanissuethattherentalofficerthinksneedstobeconsidered,heorshecanbringitupevenifthelandlordandtenanthadn’tthoughtaboutit.Therentalofficercanputanytermsandconditionsintotheorderthatheorshethinksisappropriate.(section83(2))

Therentalofficercanconsiderallrelevantinformation,evenifitwasnotbroughtupatthehearing,aslongasthelandlordandtenantaregivenachancetothinkaboutitandcommentonit.(section82)

Somecommonordersare:

• Anorderrequiringthetenanttopaytherentthatisowing.

September201016


• Anorderrequiringthelandlordtoreturnallorpartofthesecuritydeposit.

• Anorderrequiringthelandlordtomakerepairstotherentalpremises.

• Anorderrequiringthetenanttonotdisturbothertenants.

• Anorderrequiringthetenanttopaythelandlordcoststorepairdamagestotherentalpremises.

• Anorderrequiringthelandlordtonotenterthepremisesagainwithoutpropernotice.

You can withdraw your application at any timebeforetherentalofficerissuesadecisionororder.(section76(4))

Therentalofficerhastogivethelandlordandtenantcopiesoftheorderandanexplanationofhowthedecisionwasmade.(section84.1(1))Thisinformationcanalsobepublished.(section84.1(2))

YoucanfiletheorderwiththeclerkoftheTerritorialCourt.(section86(1))Iftheorderisanevictionorderandyouwanttogetawritofpossession,youhavetofileitwiththeclerkoftheNWTSupremeCourtwithinsixmonths.(section86.1(3))

Enforcing the orderYouhave to follow the rentalofficer’sorder. If theorder is an eviction order, and the tenant doesn’tleave, the landlord should file the order with theClerkoftheSupremeCourt.Thesheriff’sofficecanhelpinthesesituations.(section86.2)

Offences and punishmentTheResidentialTenanciesActdescribesthefinesfordifferent typesofoffences.Apersoncanbefinedupto$2,000andacorporationcanbefinedupto$25,000.(section91(1),(2))

AppealsSometimesyoumaythinkthattherentalofficerhasmade an error. If this is the case you can ask theSupremeCourttoreviewthedecision.Youneedtodothiswithin14daysofreceivingtheorder.(section87)

Anappeal isaformalrequesttoahighercourttoreconsideracase.Itisnotenoughthatyoudisagreewiththeorderorthinkthattherentalofficershouldhavemadedifferentdecisionsaboutwhowasright.Ithastobeanerror. Ifyouthinkthishappenedinyourcase,talktoalawyer.Yourlawyercantellyouhow similar cases have been decided and will beabletogiveyouadviceaboutwhattodonext.

Applications to the courtsThe rental officer’s process is usually much faster,moreinformal,andcheaperthanthecourtsystem.But if you both agree, you can ask to have yourcaseheardbya judgeinsteadoftherentalofficer.(sections69and70)

In certain rare situations when the tenant hasan interest in the land, the landlord can make anapplicationforanevictionorderonlyintheSupremeCourtoftheNWT.Thishappenswhenthetenancyagreement is for longer than three years. (section2(2))Thisisanunusualsituationandyoushouldcallthe rentaloffice foradvice ifyouhave thissortofwrittenagreement.

changes - northwest territories · note: if you live in subsidized public housing or if you are...

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