BC Tenant Utilities & Services FAQ: Your Rights Explained

Utilities like heat, hot water, and electricity are a vital part of any rental in British Columbia. But who pays for what, and what happens if services aren’t working? Whether you’re moving into a new apartment or navigating ongoing issues, understanding your rights and responsibilities can help you avoid surprises and resolve problems confidently.

Who Pays for Utilities in a BC Rental?

This is a top question for tenants. In British Columbia, who pays for utilities depends entirely on what’s stated in your rental agreement. Some common arrangements include:

• All utilities are included in your rent
• Some utilities included (e.g., heat and hot water), others (like electricity or internet) are extra
• Tenant covers all utility costs separately, set up in your own name

Always check your signed agreement for details. If utilities are included, your landlord must provide them at no extra cost. If you are responsible for some or all, make sure you know how and when to set up accounts. For more details on responsibilities, see Obligations of Landlords and Tenants: Rights and Responsibilities Explained.

Essential Services: What Landlords Must Provide

Under BC’s Residential Tenancy Act, every landlord is responsible for providing “essential services,” which means the basics needed to safely live in your rental, such as:

• Heat (during the heating season)
• Hot and cold water
• Electrical power
• Gas (if applicable)

Even if you pay separately for these, your landlord cannot cut them off. If a landlord withholds essential services, you can file a dispute with the Residential Tenancy Branch (RTB) for a quick resolution¹.

What If Utilities Aren’t Working?

If an included utility is disrupted (for example, no hot water or heat in winter), notify your landlord immediately in writing. If they do not fix the issue or act quickly, you may be allowed to:

• Apply for a rent reduction
• Request emergency repairs (see the RTB’s process)

Rental problems with utilities often fall under common issues tenants face, so documentation and timely communication are important. For further details, Common Issues Tenants Face and How to Resolve Them is a helpful guide.

Who Arranges and Pays for Internet, Cable, and Phone?

The law mainly applies to essential services. Internet, cable, and phone are typically considered “optional” services, so tenants are usually responsible, unless your lease specifically includes them. Always clarify before you sign.

Setting Up Your Own Utility Accounts

If you’re responsible for utilities, set up the account with your chosen provider before you move in. Be prepared to show your rental agreement or ID. Consider using tools like Find rental homes across Canada on Houseme to ensure you select a property that fits your utility preferences.

Deposits for Utilities

Landlords may collect a utility or security deposit, but these must comply with BC law. The most common is a damage deposit, but you should understand the rules for any additional amounts. To learn more, see Understanding Rental Deposits: What Tenants Need to Know.

Official Forms: BC Utility/Essential Services Issues

• Dispute Resolution Application (Form RTB-12): Used if you have a utilities-related dispute with your landlord (e.g., service interruption, who pays, or cost increases).
  Example: If your landlord threatens to turn off heat or won’t pay a bill, file this form online using the official Residential Tenancy Branch portal.
• Condition Inspection Report (Form RTB-27): Use at move-in and move-out to document the condition of your home—important if there are pre-existing issues with appliance, heating, or service connections.
  Example: Record photos or written notes about the thermostat, water, and electrical before receiving keys. Download from the official RTB forms page.

Filing these forms correctly ensures your case is considered by the RTB and helps resolve matters faster.

Can Utilities Be Disconnected or Shut Off?

Except for non-essential services (like internet), landlords may not disconnect essential services as a form of eviction or punishment—even if rent is late. This is strictly prohibited by law.

Tip: Always put requests or complaints about utilities in writing (email is best) to create a record if you need to escalate the issue.

What If a Landlord Increases Utility Fees or Tries to Add New Charges?

Your landlord can only change who pays for utilities or the amounts charged if you agree in writing. Any “rent” increase (including extra utility charges bundled with rent) is regulated in BC. For information on rent increases and your rights, be sure to review Understanding Rent Increases: What Tenants Need to Know.

Your Legal Protections

BC tenants have rights protected by the Residential Tenancy Act. The Residential Tenancy Branch resolves disputes and enforces standards. For specific rights by region—such as how repairs must be completed or utility problems solved—see Tenant Rights in British Columbia.

FAQ: BC Utilities & Services for Renters

1. Are landlords allowed to shut off utilities if I’m late with rent?
   No, landlords cannot legally disconnect essential services for any reason, including missed rent payments. This is a violation of your rights.
2. What can I do if my rental unit doesn’t have heat or hot water?
   Notify your landlord in writing right away. If not resolved quickly, you may apply to the Residential Tenancy Branch for repairs or rent reduction.
3. Who pays for water in BC rentals?
   It depends on your lease agreement. Landlords must provide water if included in rent, but some arrangements pass the costs to tenants directly.
4. Can my landlord make me pay new utility charges after I’ve already signed my lease?
   No, any new charges or changes require your written agreement.

How To: Handling Utility Problems in Your BC Rental

1. How do I report a utility outage to my landlord?
   Document the issue with photos if possible, then contact your landlord in writing (email preferred) with a clear description and date.
2. How can I file a formal dispute over utilities?
   Submit the Dispute Resolution Application (RTB-12) to the Residential Tenancy Branch, providing all written evidence and correspondence with your landlord.
3. What are the steps to request emergency repairs?
   Notify your landlord first. If they do not respond quickly, you may apply for an urgent order through the RTB using the appropriate form, for example if heat or hot water is out during winter.

Key Takeaways

• Read your rental agreement and clarify utility responsibilities before signing.
• Landlords cannot legally disconnect essential services such as heat, electricity, or water.
• Disputes over utilities can be resolved with the Residential Tenancy Branch’s help—use written records and official forms for faster resolution.

Need Help? Resources for Tenants

• Residential Tenancy Branch (RTB): Official site for disputes, resources, and forms.
• All Residential Tenancy Branch Forms: Download application and complaint forms
• Tenant Rights in British Columbia

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1. Residential Tenancy Act, SBC 2002, c. 78. View the BC Residential Tenancy Act
2. Residential Tenancy Branch. Contact and File a Complaint

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