Changing the Locks in Manitoba

No, not without the tenant's consent. Section 53(2) of The Residential Tenancies Act says a landlord or tenant must not, except with the other's consent, change or interfere with a lock, door or other device securing the rental unit. Neither side may withhold consent unreasonably. Section 53(3) applies the same rule to locks on the residential complex, such as common area doors, where the change would unreasonably interfere with the other's right of access.

You also have a duty on the other side. Section 53(1) requires a landlord to provide and maintain sufficient doors, locks and other devices to make the unit reasonably secure. The provincial Dwellings and Buildings Regulation adds that dwelling unit doors must be capable of being locked inside and outside (Dwellings and Buildings Regulation, s. 15). That is a public health regulation, not an RTB rule.

The sources reviewed do not say whether you may add a lock, because s. 53(2) reads "change or interfere with". Get the tenant's consent in writing before adding one. They also say nothing about re-keying between tenants, and do not set a deadline for giving a replacement key after an accidental lock-out. The Act does not say that a landlord keeps a master key. A landlord keeps a key only as the tenant agrees in the tenancy.

The RTB guidebook states it plainly: a landlord cannot legally change the locks on a rental unit to force a tenant out (RTB guidebook on notice for tenant not meeting obligation). The Act backs this up in two places. Section 80(2) says a landlord shall not regain possession except under a writ of possession issued under s. 157(2), and s. 63 says a landlord shall not seize a tenant's personal property for a breach of the tenancy agreement or the Act.

That applies even when the tenant owes rent, is breaking rules or has been given a notice that has expired. The only lawful sequence ends with an order of possession and a writ from the Court of King's Bench. See the Manitoba eviction process guide and whether a landlord can evict immediately.

The same rule is why a landlord who believes a tenant has left should be careful. A writ is not required if the tenant has vacated or abandoned the unit, but treat that as a factual question and see the guide on belongings left behind first.

The RTB guidebook lists what the Branch can do after an illegal lockout: arrange mediation, order the landlord to let the tenant back in, and, if the landlord does not comply, authorize the tenant to hire a locksmith and deduct the cost from rent. It may also impose administrative penalties.

• Penalty amount. The director may issue an administrative penalty for a s. 53(2) contravention, up to $5,000 (s. 193.1). The Regulation sets tiered amounts of $1,000, $3,000 and $5,000 for repeat breaches in s. 9(2), but it does not say in plain words which table applies to a lock contravention, so treat "up to $5,000" as the figure.
• Appeal. A penalty can be appealed to the Residential Tenancies Commission within 14 days after the person receives the notice (s. 193.2).
• Ending the tenancy. A tenant may end the tenancy if the landlord breaches s. 53(1), (2) or (3) and does not fix it within a reasonable time after written notice from the tenant (s. 89).
• Compensation. A tenant can file a claim for compensation, with a $50 filing fee under Regulation s. 23(a).

A lockout also puts the tenant's belongings, your own record with the Branch and any later claim for unpaid rent at risk.

The same rule binds the tenant. A tenant who changes a lock without consent breaches s. 53(2), which is a listed ground for termination under s. 96(1)(a). The route is the same as for other breaches:

1. Give the tenant a written notice to put the lock right within a reasonable time.
2. If the tenant does not, serve Form 10, the notice of termination for a cause other than non-payment. It must be signed by you (s. 84(1)) and give at least one rental payment period, effective on the last day of a rental payment period.
3. If the tenant stays after the notice date, apply to the Branch for an order of possession. The filing fee is $60 (Regulation s. 23(c)).

Do not cut the new lock off yourself. That is self-help, which s. 80(2) does not allow. For the notice mechanics, see the Manitoba landlord notice guide.

You can enter an occupied unit only in the cases listed in s. 54: an emergency, the tenant's consent, or written notice stating the purpose and reasonable times, given not less than 24 hours and not more than two weeks before, for a listed purpose. The notice need not be on a prescribed form, but the Act states what it must say. The Branch guidance says a general notice in the common area is not enough and that the tenant need not be home (RTB guidebook on privacy).

If a tenant refuses entry for a valid purpose, ask the Branch. Do not change the lock. See the guide on a tenant refusing entry and whether a landlord may keep a key. Section 54 is also on the list of Act sections for which the director may issue an administrative penalty.

The RTB's page on keys, last revised in 2004 and carrying no legislative reference, says a landlord must give each tenant a key for every lock on the unit, plus at least one key for the mailbox and any secured area the tenant may use (RTB guidebook on keys). A landlord cannot charge a tenant for a key or set of keys at the beginning of the tenancy, and the tenant returns all keys at the end.

Charges are allowed in narrow cases. The guidebook on payments not allowed says you may not collect a fee before keys will be given to the tenant, but you may charge for replacing a lost key or garage door opener and for extra copies of keys that cannot be duplicated for security reasons (RTB guidebook on payments not allowed). The key page allows a reasonable amount for a new or extra key. The sources reviewed do not say whether you may charge to change the lock after a key is lost.

The Act page on Manitoba Laws said, when it was reviewed on November 4, 2026, that it does not include amendments enacted or coming into force on or after October 29, 2026, and it points to a further amending act, SM 2026, c. 49, that was not opened for this guide. Check the current consolidation before you rely on a section number.

If a tenant says you locked them out, or you say a tenant has locked you out, contact the Branch quickly, because the remedies above are time-sensitive. See the guide to Branch complaints.

This guide explains the rules in general terms; for a specific case, ask the tribunal or a licensed legal professional.