Tenant Rights When Your Landlord Sells the Property in Manitoba

If you rent in Manitoba and discover your landlord has decided to sell the property, it’s natural to feel uncertain about your future. However, tenants in Manitoba have well-defined protections under the Residential Tenancies Act (RTA) of Manitoba. This article breaks down your rights, what to expect, and the steps you may need to take when ownership of your rented home changes hands.

What Happens When the Landlord Sells Your Rental in Manitoba?

When a landlord in Manitoba sells a rental property, your tenancy does not end automatically. The terms of your existing lease remain in effect, and the new owner becomes your landlord. You are not required to move out immediately just because of a sale.

Your Lease Agreement and the Sale

Normally, if you have a fixed-term lease (for example, one year), the new owner must honour it until it ends. If you rent from month-to-month, your tenancy continues under the same conditions. The only way a new owner can end your tenancy sooner is by following the correct procedures under the law.

• Fixed-term leases: Must be respected until the end date, unless both parties agree otherwise.
• Month-to-month: Tenancy continues with the new owner on the same terms.

For a deeper understanding of the rights and obligations that stay in place with a change of ownership, you may want to review Obligations of Landlords and Tenants: Rights and Responsibilities Explained for both landlord and tenant duties after a rental agreement is signed.

How Can a New Owner End a Tenancy?

The new landlord (buyer) can only end your tenancy under specific circumstances and must give proper written notice. The most common reason is if the new owner or a close family member intends to move into the unit themselves (called "occupancy for own use").

Notice Requirements

• For periodic (month-to-month) tenancies: The new owner must give you at least three months’ written notice if they, or a close family member, plans to move in.
• For fixed-term tenancies: The tenancy generally cannot be ended for buyer occupancy before the lease term ends, unless both parties agree.

The new owner must use the prescribed form called the Notice of Termination by Purchaser for Own Occupancy (Form 14). You can find this official form and its instructions on the Manitoba Residential Tenancies Branch Forms page.

Tenants’ Rights After Receiving Notice

If you receive Form 14 from the new owner, you:

• Have the right to stay until the end of the notice period
• Can dispute the notice if you believe it’s not for a valid reason by applying to the Residential Tenancies Branch

If you’re moving out, you’re entitled to a proper final inspection and your deposit back if the unit is in good condition. For tips on exiting peacefully, see Moving Out Tips: A Tenant's Guide to a Smooth Rental Exit.

Rental Deposits, Repairs, and Move-Out

When the property is sold, your existing security deposit is transferred to the new owner. The new landlord is responsible for refunding the deposit at the end of your tenancy, subject to any standard deductions for damages or unpaid rent.

If you're unsure about your deposit rights, Understanding Rental Deposits: What Tenants Need to Know explains what’s protected by Manitoba law.

Moving Out

• After receiving proper notice, plan your move to meet the timeline.
• Request an inspection and ensure you have written confirmation of any agreements or issues about repairs or damages.

If You Want to End Your Tenancy

You are not obligated to move out just because the property is sold, unless you've received proper written notice under the law. If you choose to leave, be sure to provide written notice to the landlord. The notice period is typically one rental payment period (e.g., one month in advance for month-to-month tenancies).

Official Forms: Usage and Where to Get Them

• Form 14 – Notice of Termination by Purchaser for Own Occupancy. Used by a buyer who purchased a rental property and wishes to end a tenancy so they or a close family member can move in. Only valid with required notice periods. Download Form 14 here (from the Manitoba government).

To challenge a notice you believe is invalid, you may file an application with the Residential Tenancies Branch (Manitoba's official board for rental disputes).

Where to Find More Manitoba Tenant Rights Information

You can get a full overview of Manitoba’s rental laws and protections at Tenant Rights and Landlord Rights in Manitoba. For rental searches or transitions, you might find it helpful to browse apartments for rent in Canada through a reputable national platform.

FAQ: Manitoba Property Sales and Tenant Rights

1. Does selling the property automatically end my lease?
   No, the sale does not terminate your lease. The new owner must honor your current agreement and can only end it for specific legal reasons with proper notice.
2. How much notice must a landlord or buyer give me if they want to move in?
   At least three months’ written notice is required for periodic (month-to-month) tenancies using the official form if the buyer or their family will move in.
3. Can I be evicted just because the property is for sale?
   No. Selling alone is not valid grounds for eviction in Manitoba. Tenancy can only end if the proper legal steps are followed after the sale.
4. What if the new owner isn’t respecting my agreement?
   If your new landlord is not honoring your existing lease or is pressuring you to leave, you can file a dispute with the Residential Tenancies Branch.
5. What happens to my security deposit when the landlord changes?
   Your deposit is transferred to the new owner, who is responsible for its return at the end of your tenancy, assuming there is no damage or rent owed.

Key Takeaways for Manitoba Tenants

• A change in property ownership does not automatically end your lease.
• Only proper legal notice for "own use" occupancy allows a new owner to end your tenancy early.
• Your security deposit is protected and transferred to the new owner.
• If you feel your rights aren't respected, contact Manitoba's Residential Tenancies Branch promptly.

Remember, clear communication and knowledge of your rights make for a smoother transition during property sales.

Need Help? Resources for Tenants

• Manitoba Residential Tenancies Branch: Information, forms, and complaint submission
• Tenant Guides and Resources – Government of Manitoba
• Local tenant advocacy groups or legal aid services (check municipal government listings for more support)

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1. "Residential Tenancies Act (C.C.S.M. c. R119)" – Official Manitoba Legislation
2. "Manitoba Residential Tenancies Branch – Forms and Notices" – Government of Manitoba

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