Tenant's Belongings Left Behind in BC

In British Columbia you cannot throw out, sell or keep a former tenant's belongings straight away. Once you may treat them as abandoned, you must store them safely for at least 30 days, keep a written inventory, and only then dispose of them in a commercially reasonable way. A few items can go sooner, such as unsafe or unsanitary things and goods worth less than $1,000 in total.

The rules are in Part 5 of the Residential Tenancy Regulation (sections 30.1 to 30.95). They were added by B.C. Reg. 50/2025 and apply to property abandoned on or after April 9, 2025. Property abandoned before that date stays under the older rules (s.30.95). Disputes go to the Residential Tenancy Branch (RTB).

If you are still deciding how the tenancy ends, read our guide on notices to end a tenancy in BC first. This guide starts after the tenant is gone.

Section 30.3 of the Regulation gives two situations in which you may consider personal property abandoned.

1. The tenancy ended and things were left. The tenant has vacated after the tenancy agreement ended, and the property is still on the residential property.
2. The tenant stopped living there. For one continuous month the tenant has not ordinarily occupied the unit and has not paid rent, or the tenant has removed substantially all of their belongings.

The second situation has an extra condition. You must have an express oral or written notice that the tenant does not intend to return, or the circumstances of the tenant giving up the unit must be such that the tenant could not reasonably be expected to return. The RTB's plain list says a unit is abandoned when the tenant leaves without giving notice, has told you they do not plan to return, or has moved out all possessions. A missed payment or a short absence does not meet the one month test on its own.

A tenancy ends when the tenant vacates or abandons the unit (Act s.44(1)(d)), and you may enter without notice if you have a right to enter because the unit is abandoned (s.29(1)(e)). Source: Residential Tenancy Regulation and Residential Tenancy Act.

Section 30.4 of the Regulation sets the basic duties. In order:

1. Take reasonable care of the abandoned property.
2. Store it in a safe place and manner for at least 30 days.
3. Keep a written inventory of what you took in, and records of what you did with each item, for 2 years.
4. If the tenant asks, tell them what happened to their property.

Some items get extra protection. "Personal value property" means medical equipment, framed paper photographs or others that show personal value, and any item the tenant identified in writing as having personal value. These must be stored for the 30 days and disposed of in a reasonable manner (Regulation s.30.1 and s.30.91). Sort them out first and list them separately in your inventory.

Before you dispose of an item, you must give a notice of disposition. At least 30 days before disposing of the item (s.30.6(2)):

• Give the notice to anyone who has registered a financing statement in the personal property registry under the tenant's name or the item's serial number.
• Give it to anyone you know claims an interest in the property.
• Publish the notice in a newspaper published in the area where the residential property is.

Once the 30 day "applicable period" passes with no claim, you may dispose of the item in a commercially reasonable manner (s.30.9). The period runs from the latest of several dates listed in s.30.9(1), so read that section in the Regulation before you fix the date on your own file.

Keep your inventory dated and detailed. You must hold these records for 2 years, and they are your proof if the tenant later says something went missing.

Section 30.8 lets you skip the full 30 day storage in three cases. In each, you must dispose of the item in a commercially reasonable manner.

• You reasonably believe storage of the item would be unsanitary or unsafe.
• You reasonably believe the abandoned property has a total market value of less than $1,000.
• You reasonably believe the total cost of removing, storing and selling it would be more than the sale proceeds.

The word "reasonably" matters. If the tenant disputes your call, an RTB arbitrator will decide whether your belief was reasonable, so write down why you made it. Personal value property is listed separately and must be stored for the 30 days, so do not treat it as low value goods.

The tenant may reclaim their property by paying your reasonable costs of removing and storing it, plus other amounts they owe you (s.30.5). If you sell items, you may keep your costs of removing, storing, advertising and disposing, plus amounts owed (s.30.92). Any balance goes to the administrator under the Unclaimed Property Act (s.30.93).

These rules do not let you act while the tenant is still in possession. The RTB says changing the locks, physically evicting the tenant, or taking their belongings without an RTB order is illegal, with a penalty of up to $5,000 and repayment of the tenant's costs. The Act also lists seizing or interfering with access to a tenant's property as an offence with a fine of up to $5,000 (s.26(3) and s.95(1)). Only the BC Supreme Court and authorized court bailiffs can enforce an order of possession. See the RTB page on enforcing an order of possession.

You can also apply for dispute resolution to claim unpaid rent, utilities and costs such as cleaning. The move-out inspection rule has an exception where the tenant abandoned the unit (s.36(2)). For the deposit side, see security deposits for BC landlords, and for a tenant who will not leave, what to do when a tenant stays after notice.

When a tenant dies, the executor or administrator of the estate deals with their belongings. If there is no executor or administrator, the abandonment rules may apply once rent has gone unpaid for at least one continuous month. You may also refer the estate to the Public Guardian and Trustee. See the RTB special circumstances page.

If you cannot tell whether a unit is abandoned, do not guess. Ask the RTB, or apply for dispute resolution, before you move anything. Our Ask pages on abandoned property and on a tenant who has disappeared give the short version.

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