Eviction Services in Calgary and Edmonton: A Step‑by‑Step Guide for Landlords

Professional Support. Legal Compliance. Peace of Mind with Davies Property Management.

Turning a Stressful Situation into a Smooth, Lawful Process

Evictions are one of the most difficult responsibilities a landlord can face. Whether you’re managing one property or an entire portfolio, dealing with a non-paying or disruptive tenant can quickly become overwhelming.

Beyond the stress and emotion of the situation lies a maze of legal requirements that must be followed precisely. A single mistake, an incorrect notice, an improper timeline, or an undocumented conversation, can lead to costly delays, dismissed applications, or even fines under Alberta’s Residential Tenancies Act (RTA).

That’s where Davies Property Management comes in. With offices serving Calgary and Edmonton, Davies provides professional eviction services that protect landlords, uphold legal standards, and ensure every step is handled correctly.

Our experienced property management team takes care of everything, from issuing proper notices to representing landlords in Residential Tenancy Dispute Resolution Service (RTDRS) hearings, ensuring that your rights are protected and the process moves forward efficiently.

If you’re facing a challenging tenant situation, you don’t have to go it alone. Davies Property Management offers peace of mind, legal compliance, and a clear path forward.

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When Is Eviction Justified in Alberta?

Evictions are never a first resort. But there are specific situations under the Residential Tenancies Act (RTA) where landlords are legally entitled to end a tenancy. Understanding these reasons is crucial to ensuring that any eviction you pursue is fully compliant with Alberta law.

1. Non-Payment of Rent

This is the most common reason landlords pursue eviction.
If a tenant fails to pay rent when it’s due, the landlord can issue a 14-day notice to terminate tenancy. This notice must clearly state the amount owed and give tenants an opportunity to pay or vacate before the notice period expires.

2. Repeated Lease Violations

Chronic issues, such as excessive noise, unauthorized occupants, or repeated late rent payments, can also justify eviction. Landlords must document every violation and show that reasonable steps were taken to resolve the issue before proceeding.

3. Property Damage or Illegal Activity

If a tenant causes serious damage to the property or engages in illegal activities (such as drug use, trafficking, or violence), the landlord may issue a 24-hour notice to vacate.
This type of eviction requires clear evidence, such as police reports, photos, or inspection records, to ensure it holds up legally.

4. Owner Occupancy or Major Renovations

If the property is being sold, renovated, or occupied by the owner or an immediate family member, eviction is allowed, but proper notice (usually at least 90 days) must be given.

5. Mutual Agreement

Sometimes, both parties agree to end the tenancy early. Davies ensures these agreements are properly documented, protecting the landlord’s rights and preventing future disputes.

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The Step-by-Step Eviction Process in Alberta

Even when eviction is justified, the process must follow a clear legal sequence. Missing even one step can result in delays or dismissed applications.
Davies Property Management has extensive experience navigating Alberta’s eviction laws and ensuring each stage is handled correctly.

Step 1: Issue a Proper Notice

Depending on the reason for eviction:

• 14-Day Notice – Used for non-payment of rent or general lease violations.

• 24-Hour Notice – For cases involving significant damage or illegal activity.

Each notice must:

• Be in writing

• Specify the reason for termination

• Include the date the tenancy ends

• Be properly served according to the RTA

Our team prepares and serves legally compliant notices on your behalf, eliminating guesswork and ensuring accuracy.

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Step 2: Wait the Required Period

After serving the notice, landlords must wait the full notice period before taking further action.
If the tenant pays their rent in full or corrects the violation within that time, the notice may become void. If not, the next step is to file an application with the Residential Tenancy Dispute Resolution Service (RTDRS) or the Provincial Court.

Davies tracks all timelines and ensures deadlines are met so you never risk losing time or legal standing.

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Step 3: File with RTDRS (If Needed)

If the tenant refuses to leave, the landlord must file an application for possession through the RTDRS.
This includes submitting supporting documentation such as:

• Lease agreements

• Rent payment history

• Copies of notices

• Inspection reports or evidence of damages

Davies handles this entire filing process, ensuring all evidence is complete, properly formatted, and ready for the hearing.

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Step 4: Attend the Hearing and Present Documentation

At the RTDRS hearing, both parties have an opportunity to present their case. The decision-maker will then issue an order for possession and may also award damages, unpaid rent, or compensation.

Our property management professionals or legal partners can represent landlords during the hearing, presenting a structured, well-documented case that maximizes the likelihood of a favorable decision.

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Step 5: Obtain and Enforce the Order

Once the RTDRS or court issues an order for possession, Davies ensures it’s enforced lawfully.
If the tenant still refuses to vacate, a Civil Enforcement Agency may be required to remove them. Davies coordinates all communication and logistics with licensed enforcement officers to ensure compliance and minimize disruption.

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Step 6: Recover Damages or Unpaid Rent

After possession is granted, Davies assists in recovering unpaid rent, damages, or additional costs.
We help landlords navigate court filings, collections, and record-keeping, ensuring all legal steps are taken to secure compensation.

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Common Eviction Mistakes DIY Landlords Make

Many landlords in Calgary and Edmonton attempt to handle evictions themselves, often underestimating the complexity of the legal process. Unfortunately, even minor missteps can derail a case.

Here are the most common mistakes DIY landlords make, and how Davies Property Management helps prevent them:

1. Incorrect Notice Format or Delivery

Notices must meet strict legal standards. Sending an email or posting a handwritten note isn’t valid. Davies uses standardized, legally approved notice forms and ensures proper service through documented channels.

2. Acting Too Quickly

Landlords sometimes try to change locks or shut off utilities when tenants don’t comply, these are illegal “self-help” evictions and can result in legal action against the landlord.
Davies ensures all actions remain within the law, protecting landlords from unnecessary liability.

3. Lack of Documentation

Without proof. such as lease copies, rent logs, or inspection photos, landlords have little legal standing. Davies maintains detailed records in our owner portal, ensuring that every transaction and communication is properly logged.

4. Missing Deadlines

Timelines matter. Filing too early, too late, or serving an incorrect notice period can cause the RTDRS to dismiss your application. Davies monitors all deadlines carefully, keeping your case on track.

5. Emotional Decisions

Evictions are stressful, and it’s easy to let frustration influence your actions. Our professional team provides objective, level-headed guidance to ensure every decision is strategic and legally sound.

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How Davies Protects You During the Eviction Process

At Davies Property Management, we believe landlords should never face eviction challenges alone. Our dedicated team manages the entire process, ensuring legal compliance, minimizing risk, and protecting your investment.

Here’s how we safeguard you every step of the way:

1. Legal Notice Preparation & Delivery

We issue all necessary notices on your behalf, properly formatted, compliant with Alberta law, and delivered through approved channels. This ensures the eviction process begins on solid legal ground.

2. RTDRS Filing & Case Management

Davies prepares, organizes, and submits all required documentation to the Residential Tenancy Dispute Resolution Service (RTDRS) or Provincial Court.
We track all deadlines, schedule hearings, and ensure that every detail is presented clearly and professionally.

3. Landlord Representation

Our experienced team or partnered legal representatives can appear at RTDRS hearings on your behalf, presenting your evidence and ensuring your voice is heard.

4. Lawful Enforcement

If tenants refuse to vacate, Davies coordinates with licensed Civil Enforcement Agencies to carry out lawful possession. You remain protected and distanced from direct conflict or confrontation.

5. Full Documentation & Record-Keeping

Every communication, inspection, payment, and notice is recorded within our owner portal, giving landlords complete transparency and legal protection.

6. Post-Eviction Property Recovery

After the eviction, Davies assists with:

• Inspections and condition reporting

• Repairs or cleaning

• Re-listing the property

• Screening new tenants to prevent repeat issues

We ensure a seamless transition from one tenancy to the next, minimizing downtime and restoring your property’s profitability.

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Preventing Evictions with Proactive Property Management

The best way to handle evictions is to avoid them altogether.
At Davies Property Management, our focus goes beyond resolving issues, we prevent them through proactive, professional property management strategies.

1. Rigorous Tenant Screening

Our advanced tenant screening process includes:

• Credit and background checks

• Employment and income verification

• Reference validation

• Prior rental history review

This ensures that only responsible, financially stable tenants occupy your property.

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2. Clear Lease Agreements

We use legally reviewed lease templates customized to Alberta’s RTA, clearly outlining rent due dates, maintenance responsibilities, and conduct expectations.
A well-written lease is your first line of defense against disputes.

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3. Consistent Rent Collection

Automated rent collection through our secure system ensures payments are tracked and documented. Landlords can view rent logs, balances, and payment histories in real time through the owner portal.

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4. Prompt Communication and Issue Resolution

When tenants report maintenance issues or concerns, we respond quickly, building trust and preventing small frustrations from becoming major conflicts.

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5. Regular Property Inspections

Routine inspections help identify issues early and maintain positive tenant relationships.
We ensure compliance with notice requirements and provide detailed reports to property owners.

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6. Education and Transparency

Davies keeps landlords informed about Alberta’s changing property management laws, ensuring you always remain compliant and confident in every decision.

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Why Landlords in Edmonton and Calgary Choose Davies Property Management

When it comes to eviction services and full-service property management, Davies Property Management stands apart as Alberta’s trusted leader.

Experience & Expertise

Our team understands every nuance of Alberta’s Residential Tenancies Act and RTDRS procedures. We’ve guided countless landlords through successful, lawful evictions.

Full-Service Property Management

From marketing and tenant screening to rent collection and maintenance, Davies provides end-to-end property management solutions, so landlords can focus on growing their portfolio, not managing daily operations.

Legal Compliance

We work hand-in-hand with Alberta’s housing regulations, legal representatives, and enforcement agencies to ensure every eviction is compliant, professional, and enforceable.

Technology-Driven Transparency

Our online owner portal provides 24/7 access to your property’s documentation, financials, and tenant activity, offering unmatched visibility and peace of mind.

Local Presence, Personalized Service

With offices serving both Calgary and Edmonton, Davies delivers the perfect blend of local market expertise and professional-scale property management.

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Protect Your Investment with Professional Eviction Services

Evictions can be stressful, time-consuming, and emotionally draining. But with Davies Property Management, landlords never have to face them alone.

Our team of experienced professionals ensures that every step, from issuing notices to regaining possession, is handled with precision, compliance, and care. We protect your legal rights, safeguard your property, and ensure the process is resolved as quickly and smoothly as possible.

If you’re dealing with a non-paying or problematic tenant, don’t take risks with DIY solutions. Partner with the experts at Davies Property Management, your trusted ally for eviction services in Calgary and Edmonton.

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Take The Next Steps With Davies Property Management Today

Visit Us Online: www.DaviesManagement.com 
Call Us: 1.780.484.2866

Let us handle the legal stress, so you can focus on what matters most: your property, your profits, and your peace of mind.