Make a Manitoba tenancy agreement in a few steps
The wizard is built for landlords and tenants in Winnipeg, Brandon, Steinbach, Thompson and every other Manitoba community. It takes about ten minutes.
- Property — address and what the unit includes.
- Term — a fixed term (for example one year) or a month-to-month tenancy.
- Rent — the amount, due date, payment method and what is included.
- Deposits, pets and services — the security deposit, any pet damage deposit and utilities.
- People — the landlord(s), tenant(s) and emergency contact.
- Rules — smoking, parking and subletting.
- Extra terms and review — add anything else, check the live preview and download.
Each clause is written in plain Canadian English, and sections that do not apply to your situation (such as an end date for a month-to-month tenancy) are left out automatically.
What Manitoba says a tenancy agreement does
The Residential Tenancies Branch (RTB) explains that a Manitoba tenancy agreement can be written, oral or implied. A written agreement must be signed by both landlord and tenant, and the landlord must sign it and give the tenant a copy within 21 days of the tenant signing. A standard agreement sets out:
- the date the tenancy begins and, if fixed, ends;
- the rent and the date it is due;
- what is included in the rent;
- the people who will live in the unit;
- the utilities the tenant pays; and
- the rules in The Residential Tenancies Act plus the landlord’s reasonable house rules.
The generator covers each of these. It does not replace the RTB’s own forms or the Act, and the Branch’s fact sheets on its website are the place to double-check anything you are unsure about.
Security and pet damage deposits
Manitoba allows several kinds of deposit. A security deposit can be no more than half of the first month’s full rent, even if a discount applies. A pet damage deposit collected on or after August 1, 2014 can be up to one month’s rent; only one pet damage deposit can be charged no matter how many pets are allowed, and none can be charged for a service animal. A tenant services security deposit applies only where services such as meals are provided.
For each deposit the landlord must tell the tenant it is required before the tenancy agreement is signed (or, for pets, before the pet arrives) and give a receipt showing the amount, the date received and the address. The landlord pays interest at the government-set rate. If no claim is made, everything plus interest is returned within 14 days of the end of the tenancy, and a claim must be made by written notice. The deposit cannot be used as last month’s rent unless the landlord agrees in writing.
Rent increases, entry and renewals
In most cases rent can go up once every 12 months, and the landlord must give at least three months’ written notice that shows the current rent, the new rent in dollars and as a percentage, the allowed guideline, and the date the increase starts. The landlord must also notify the RTB within 14 days. The RTB currently lists a 3 per cent rent increase guideline effective January 1, 2027. Some newer or high-rent units are exempt from the guideline but still need three months’ written notice.
Before entering a unit a landlord must give written notice of at least 24 hours, stating the reason. For fixed-term agreements the landlord must offer a new agreement at least three months before the end date; the tenant is asked to sign and return it at least two months before. If the landlord does not offer one and the tenant stays, the agreement renews for the same term or 12 months, whichever is less. A tenant in a periodic tenancy gives one full rental payment period of notice to move out.
Using the generator wisely
A tidy written agreement prevents most disagreements about who pays for what, whether pets are welcome and how deposits are handled. It is useful for private landlords who rent a basement suite, a duplex side or a house, and for roommates who want things on paper.
It is general information, not legal advice, and it does not replace the Act. Any term that conflicts with The Residential Tenancies Act cannot be enforced against a tenant’s rights. For complex issues, rent increases above the guideline or disputes about deposits, contact the Residential Tenancies Branch at 204-945-2476 (toll-free 1-800-782-8403). Consider pairing your lease with a rental application, a condition report and a deposit receipt.