Landlord abandonment can be stressful for renters in Manitoba. If your landlord disappears or stops managing the property, you still have rights and responsibilities as a tenant. This guide explains practical steps tenants can take to protect their safety, belongings and legal position: how to document the situation, when to continue paying rent, how to report urgent repairs, and how to file a dispute with the Residential Tenancies Branch. It also describes key forms you may need, how hearings usually work, and where to get official help. Read carefully, keep records of dates and communications, and reach out to the Residential Tenancies Branch or tenant advice services for next steps.
What to do if your landlord abandons the property
First, stay calm and prioritise safety. If there are immediate hazards (no heat in winter, flooding, exposed wiring), call emergency services and your local municipal services. If the unit is safe, do the following steps to protect your rights and belongings.
- Document the situation with photos, dated notes, and copies of any messages or unanswered calls.
- Continue paying rent on time and keep receipts; non-payment can put you at risk even if the landlord is absent.
- Try all known contact methods for the landlord and any listed emergency contacts or property manager.
- Secure your unit (locks and personal possessions) without damaging the property and note any changes you made.
When to involve authorities and the Residential Tenancies Branch
If criminal activity, vandalism, or a serious safety risk is present, call police or 911. For tenancy disputes, habitability problems, or help enforcing rights, contact the Residential Tenancies Branch [1] and review the Residential Tenancies Act (Manitoba) [2] for legal obligations and timelines. The Branch can explain whether you may apply for an order, how hearings work, and what evidence you need.
Official forms you may need and when to use them
Manitoba's Residential Tenancies Branch provides the official forms tenants use to start a dispute or request remedies; find them on the Branch forms page [3]. Common examples and practical uses include:
- Application for Dispute Resolution — Use this to ask the Branch for a hearing if you need an order for repairs, compensation for losses, or clarification about abandonment when the landlord wont respond. Example: you seek repayment for damaged belongings after prolonged water damage linked to owner neglect.
- Notice forms (as provided on the Branch site) — Use the correct notice to document attempts to contact the landlord or to inform the Branch about abandonment; follow the form instructions and keep copies. Example: you complete the Branch notice to indicate you have attempted to contact the landlord and list urgent repairs.
FAQ
- What if the landlord stops communicating but I still have a lease?
- If the lease is active you remain responsible for rent and reasonable care of the unit. Document attempts to contact the landlord, pay rent and keep receipts, and contact the Residential Tenancies Branch for guidance on whether you should apply for dispute resolution.
- Can I move out and stop paying rent if the landlord abandons the property?
- Not automatically. Abandonment does not nullify a lease. Speak to the Branch before withholding rent or vacating; they can advise whether you can end the tenancy legally or if you should apply for an order.
- How should I document damage or loss to support an application?
- Take time-stamped photos, keep repair estimates or receipts, note dates and times of incidents, and save messages. A clear, dated file of evidence improves your case at a hearing.
How-To
- Document the situation: take photos, save messages, and write a dated timeline of events.
- Contact the landlord and emergency contacts in writing; keep copies of all attempts.
- Gather official forms from the Residential Tenancies Branch site and complete an Application for Dispute Resolution if needed.
- Submit the application and attend the hearing, presenting your timeline, photos and receipts as evidence.
- If the Branch issues an order for repairs, compensation or possession, follow the order and keep records of compliance.
Help and Support / Resources
- Residential Tenancies Branch, Government of Manitoba
- Residential Tenancies Branch forms and guides
- Residential Tenancies Act (Manitoba)
