Alberta Landlord Required Disclosures: What You Must Tell Your Tenants

Alberta landlords have several mandatory disclosure obligations under the Residential Tenancies Act (RTA) and other provincial legislation. Failing to meet these requirements can affect your ability to enforce lease terms, retain security deposits, or successfully pursue eviction actions.

Mandatory Disclosures Summary

Notice of Landlord

Within seven days of a tenant moving in, the landlord must provide a written "Notice of Landlord" that is dated and signed by the landlord. This notice must include:

• The landlord's legal name
• An address for service in Alberta (must include a mailing address and physical location)
• The name and contact information of any property manager or agent acting on the landlord's behalf

Delivery Options

• Hand-deliver the notice directly to the tenant, OR
• Post it in a visible location in a common area of the building (for multi-unit properties)

If the landlord's contact information changes during the tenancy, the landlord must provide an updated Notice of Landlord within seven days of the change.

Copy of the Lease Agreement

If a written tenancy agreement exists, the landlord must provide the tenant with a signed copy within 21 days after it is signed by the tenant and returned to the landlord (RTA s. 17(1)). This ensures the tenant has a record of all agreed-upon terms, including:

• Rent amount and payment schedule
• Term of the tenancy (fixed or periodic)
• Rules regarding pets, guests, smoking, and other conditions
• Any additional fees or charges

Rent Withholding Right: Under Section 17(2) of the RTA, if the landlord fails to provide a signed copy of the lease within 21 days, the tenant may withhold rent until the copy is delivered. Once delivered, the withheld rent must be paid to the landlord.

Move-In and Move-Out Inspection Reports

Move-In Inspection

An inspection report must be completed within one week before or after the tenant moves in, as mandated by the Residential Tenancies Ministerial Regulation. To be legally valid for deposit deductions, the report MUST:

• Provide a room-by-room description of the condition of walls, floors, appliances, etc.
• Be signed by both the landlord (or agent) and the tenant.
• Contain a statement indicating whether the tenant agrees or disagrees with the report.
• Be provided as a written copy to the tenant immediately after completion.

Move-Out Inspection

A move-out inspection must be completed within one week before or after the tenant vacates. Similar to the move-in process, this report must be signed by both parties and include a statement of agreement/disagreement to be enforceable for security deposit deductions.

Why Inspections Matter

Without both a move-in and move-out inspection report, the landlord cannot claim deductions from the security deposit (except for unpaid rent). This is one of the most critical landlord obligations in Alberta.

Privacy and Personal Information

Alberta's Personal Information Protection Act (PIPA) limits what landlords can collect from prospective tenants:

What Landlords CAN Request

• Proof of income or employment
• Previous landlord references
• Credit check authorization (using the applicant's name and date of birth)
• Emergency contact information

What Landlords Generally CANNOT Require

• Social Insurance Number (SIN) — Cannot be required as a condition of renting unless there is a demonstrable, legitimate need (and the reason must be explained)
• Criminal record check — Cannot be required as a general screening tool
• Medical information — Not permitted unless directly relevant to accommodation needs

Security Deposit Acknowledgment

When collecting a security deposit, landlords should:

1. Provide a written receipt confirming the amount received, as required under Section 45 of the RTA.
2. Lodge the deposit in an interest-bearing trust account in Alberta within two banking days of receipt (RTA s. 44)
3. Disclose the trust account where the deposit will be held (required under RTA s. 44)
4. Inform the tenant of the prescribed interest rate (currently 0% for 2026; interest must be paid annually unless the rate is 0%)
5. Clarify whether the deposit is refundable and any conditions for deductions (Note: Deductions for damages are prohibited without both move-in and move-out inspection reports)

Condominium-Specific Disclosures

If the rental property is a condominium, the landlord should also disclose:

• The existence and contact information of the condominium corporation
• Any condo bylaws that apply to the tenant (noise, parking, pet restrictions)
• Whether the tenant must comply with additional condo rules beyond the lease

While not always a statutory requirement, failing to inform tenants of condo rules can lead to disputes if the tenant is penalized by the condo corporation for a rule they were unaware of.

Best Practices for Landlords

1. Use a checklist — Create a move-in disclosure package that includes all required notices and documents
2. Get signatures — Have tenants sign acknowledgments for each document received
3. Keep copies — Maintain copies of all disclosures and inspection reports for at least two years after the tenancy ends
4. Update promptly — Provide new notice of landlord information within 7 days of any changes
5. Document everything electronically — Use cloud storage or property management software to organize and retrieve records quickly
6. Consult the RTDRS — If unsure about a disclosure obligation, contact the RTDRS for clarification

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