Month-to-month, no breach. I'm ending it.
One month's written notice, calendar-month rule (RHA s5(5))
Fixed-term lease, tenant in breach (rent unpaid).
20 business days to remedy, then cancellation (CPA s14)
Fixed-term lease reaching its expiry date.
40-80 business day expiry notice (CPA s14(2)(c))
Written, dated, proof of delivery. The notice in any part of a month runs to the end of the next month.
The letter must state the exact arrears and give 20 business days to pay.
I've already sent the 40-80 business day expiry notice
If you haven't, the tool checks whether the window is still open
Pick the missing date first.
Phase 1 · ending the lease
Phase 2 · if they don't leave
Once the lease is lawfully over and the tenant stays, they are an unlawful occupier and the PIE Act takes over. Self-help stops here.
The lines you don't cross
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Evict without a court order. That's a crime: a fine or up to two years in prison (PIE s8), and the tenant can privately prosecute you.
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Lockouts, cutting water or electricity, touching their stuff. That's self-help: a spoliation order puts the tenant straight back in, at your cost, and the process restarts.
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Skip the 14-day notice to the municipality. The court must serve notice on the occupier and the municipality; a defective notice can sink the application.
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Use the Rental Housing Tribunal to evict. It can't evict anyone. A pending complaint can stall your case for months.