Tenant Rights When Your Landlord Sells the Home in Manitoba

If you’re renting a property in Manitoba and your landlord decides to sell, you may worry about your home’s security and what comes next. The law provides strong protections for tenants during a property sale in Manitoba. This article explains your rights, what your landlord (and any new owner) are allowed to do, official forms involved, and the key steps you should take. Whether you’re on a fixed-term lease or a month-to-month agreement, understanding Manitoba’s Residential Tenancies Act^[1] and how the Residential Tenancies Branch protects you can help make the process smoother and less stressful.

What Happens When a Landlord Sells a Rental Property in Manitoba?

When a rental property is put up for sale in Manitoba, your tenancy does not automatically end. Selling a property does not give a landlord the right to evict tenants or change your lease terms.

• Fixed-term leases: If you have a lease with a set end date, it remains in force after purchase. The new owner must honour the contract.
• Month-to-month tenancies: Your tenancy continues with the same terms and conditions unless proper notice is given according to the law.

Obligations of the Landlord and Selling Process

Your landlord must continue to follow all provincial rules during the sale process:

• They must provide you with at least 24 hours written notice before showing your unit to potential buyers.
• Showings can only happen between 9:00 am and 9:00 pm unless you agree otherwise.
• All other tenancy rules, such as rent collection and unit maintenance, remain unchanged. You can learn more about Obligations of Landlords and Tenants: Rights and Responsibilities Explained for more extended details on ongoing rights and duties.

Your Rights if the New Owner Wants to Move In

Sometimes, a person buying your rental home wants to move in or move in a close family member. In Manitoba, this is called "occupancy by the purchaser." Your tenancy can only be ended in this situation if very specific rules are followed:

• The new owner can end the tenancy only if they or a close family member (defined by law) intend to live in the unit.
• Written notice must be given to you by the new owner or landlord using the approved form (explained below).
• Notice periods depend on your lease type. Month-to-month tenants typically must be given at least three full months’ notice before the end of a rent period.

If proper notice isn't given or the correct process isn't followed, your tenancy continues as usual.

Official Notice Form and How It Works

The form required is the Notice of Termination by Landlord to Tenant – Occupancy by Purchaser (Form 10). This form:

• Clearly states the date when the tenancy will end
• Requires the purchaser or landlord to sign and deliver it to you
• Can be challenged if you believe the reasons aren't genuine

Download Form 10 (official government link)

What If You Want to Move Out Sooner?

Tenants may choose to end their tenancy sooner once they have received proper notice. You must give the landlord notice in writing (usually one rental payment period)—be sure to confirm your lease’s rules and file documentation.

What About My Security Deposit?

Your security deposit (damage deposit) is still protected even if the property changes hands. The deposit must be transferred to the new landlord or returned to you when you move out, according to Manitoba law. See Understanding Rental Deposits: What Tenants Need to Know for details about deposit returns and disputes.

Rental Inspections and Moving Out

When vacating after a sale, tenants and landlords are encouraged to inspect the unit together. This helps to resolve deposit issues and sets clear expectations. For best practices, see Guide to the Initial Rental Property Inspection for Tenants.

Where to Get Help Resolving Disputes

If you believe you received improper notice or your rights have been breached, you can:

• Apply to the Residential Tenancies Branch (Manitoba's official tribunal for rental matters) for dispute resolution
• File an application to contest the reason for eviction or for compensation, if needed

Whether you need official forms, guidance on notices, or help clarifying rules, the Residential Tenancies Branch is your main resource in Manitoba.

Other Frequently Asked Issues During a Property Sale

Here are quick answers on some common scenarios:

• Can the landlord raise my rent to get me to move out? No. The new owner must follow all Manitoba rent increase laws and cannot use a sale as a reason for a sudden increase. Review your protections under the law at Tenant Rights and Landlord Rights in Manitoba.
• Who do I pay rent to after the sale? You must be notified in writing of the new owner/landlord's information before changing who manages your rent payments.
• Do I get compensation if I have to move early? Tenants may be entitled to compensation in certain situations—contact the Residential Tenancies Branch for case-specific advice.

You can always Browse apartments for rent in Canada if you’re looking for alternative housing or want to compare options as you navigate this transition.

FAQ: Tenant Rights When Your Landlord Sells in Manitoba

1. Can my landlord end my tenancy just because they’re selling the property?
   No. The sale itself does not end your lease or require you to move out. Proper notice and legal forms must be used if the new owner wants to move in, following Manitoba law.
2. How much notice do I get if the new owner wants to move in?
   You are entitled to at least three months’ written notice before the end of a rental period, if the notice is for the purchaser or immediate family to live in the unit.
3. What happens to my security deposit if the property is sold?
   Your deposit must be transferred to the new owner or returned to you when you move out, in accordance with the Residential Tenancies Act. Nothing changes solely because of the sale.
4. Do I have to allow showings of my unit?
   Yes, but your landlord must give written notice at least 24 hours in advance and showings must take place between 9:00 am and 9:00 pm unless otherwise agreed.
5. Who do I contact if I believe the landlord/purchaser has not met the proper procedures?
   Contact the Residential Tenancies Branch to discuss possible next steps, dispute resolution, or help with filing a complaint.

Key Takeaways for Tenants in Manitoba

• Your tenancy continues after a sale, with all rights protected under the Residential Tenancies Act.
• Landlords and new owners must use proper forms and notice if they require you to move out so they can move in.
• You are protected from arbitrary eviction or sudden changes in lease terms due to a sale.

Understanding your rights and staying informed will help you navigate a property sale confidently and securely.

Need Help? Resources for Tenants

• Residential Tenancies Branch (RTB) – Manitoba – Dispute resolution, forms, and tenant FAQs
• Official RTB Forms – Download all required government tenancy forms
• Tenant Rights and Landlord Rights in Manitoba – Comprehensive overview of tenant and landlord legal responsibilities
• Community Legal Education Association Manitoba: 204-943-2382 (tenant information)
• Manitoba Rent Assist: 1-877-812-0014 (housing support)

---

1. Residential Tenancies Act (provincial legislation)
2. Residential Tenancies Branch (RTB) official tribunal site
3. Form 10: Notice of Termination by Landlord to Tenant – Occupancy by Purchaser (official PDF)

Categories

Tenant Rights & Responsibilities Rent & Deposits Leases & Agreements Moving In / Out Maintenance & Repairs Evictions Roommates & Shared Housing Discrimination & Accessibility Utilities & Services Affordable Housing & Subsidies Dispute Resolution & LTB Safety & Security Privacy & Entry by Landlord Special Tenancy Situations Tenant Insurance & Liability Post-Eviction Resources Landlord Compliance & Penalties Legal Precedents & Case Summaries Mental Health & Tenancy