Alberta Landlord Entry Notice 2026: The 24-Hour Rule and What Counts

Section 23 of the Alberta Residential Tenancies Act requires the landlord to give the tenant written notice at least 24 hours before entering, and to enter only between 8:00 a.m. and 8:00 p.m. unless the tenant agrees otherwise. The written notice must specify the date, the time window, and the reason.

What "written" means in 2026

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  Paper letter posted on the door.Traditional and legally solid.
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  Email.Legally acceptable if the parties have agreed to email as a method of notice.
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  Text message.Grey area. Some RTDRS decisions have accepted text as valid; others have not. Safer for landlords to use a documented email.
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  Verbal notice.Not sufficient. A phone call is not a valid section-23 notice, even if 24 hours advance.

Reasonable purposes covered by section 23

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  Repairs and maintenance.Scheduled work by the landlord or a contracted trade.
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  Inspections.Periodic condition inspections during the tenancy.
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  Showings to prospective tenants.Only during the last month of the tenancy under section 25, unless the tenant agrees otherwise.
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  Showings to prospective buyers.If the property is on the market for sale.
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  Insurance inspections.Required by the landlord's insurer.

Not valid reasons

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  Just to check on the tenant.Random drop-ins are harassment, not lawful entry.
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  To retrieve personal property left in the unit.Requires the tenant's consent or a specific arrangement.
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  To do work the landlord could reasonably batch with a future scheduled entry.Section 23 is not a licence for daily visits.

Section 23(2) allows the landlord to enter without notice in a genuine emergency. The Act does not define "emergency" precisely, so it turns on the specific facts. Emergencies typically include:

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  Burst pipe or serious water leak.Immediate action prevents property damage.
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  Gas leak.Life-safety issue.
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  Fire or fire alarm.Life-safety issue.
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  Structural failure or immediate risk of injury.Ceiling collapse, sagging balcony.
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  Report of criminal activity in progress.Where police request access.

A tenant not answering the phone, a suspected sublet without evidence, or a routine repair the landlord wants to do quickly are not emergencies.

The tenant can waive the 24-hour requirement in a specific instance. If the landlord calls and says "we can come at 3 pm today to fix the leaking faucet," and the tenant agrees, that is valid entry with consent. The consent should be documented if the interaction is contentious, but a text exchange is usually enough.

Standing consent (e.g., "the landlord can enter at any time to check on the property") in a lease is not enforceable. Section 23 rights cannot be waived in advance for a whole tenancy.

1. 1
   Document every incident.Date, time, method of entry, what the landlord did or said, whether notice was given, in what form.
2. 2
   Send a written objection.By email, referencing section 23 and stating that future entries must comply.
3. 3
   Apply to RTDRS.If the pattern continues. Filing fee is $75. Remedies can include an order restraining the landlord, damages, or termination of the tenancy.
4. 4
   Change the locks?Tenants generally cannot change the locks without landlord consent. This is a common misconception. Contact RTDRS or a lawyer before doing so.

• Alberta Residential Tenancies Act, RSA 2000, c R-17.1 (section 23)
• Alberta.ca: Landlord and tenant rights and responsibilities
• Alberta RTDRS