If my landlord cancels right before I move in, am I entitled to my deposit back?

Yes, tenants are entitled to a full refund of any security or pet deposits if the landlord cancels the move-in through no fault of the tenant.

Can I claim additional moving expenses if my move-in is canceled?

You may be able to claim reasonable expenses such as moving costs or emergency accommodation if you have documentation and the landlord is at fault.

Is a verbal or unsigned agreement still valid in BC?

Yes, in many cases a tenancy agreement is enforceable if both parties agreed and a deposit was paid, even without a signed contract.

What official form should I use to file a dispute?

Use the Application for Dispute Resolution (Form RTB-12) to seek return of deposits or compensation if the landlord won't refund you.

Landlord Cancels Move-In Last Minute: BC Tenant Rights

Moving In / Out British Columbia published: June 20, 2025

If your landlord cancels your move-in at the last minute in British Columbia, you may feel stressed, financially burdened, and uncertain about your next steps. Understanding your legal rights under BC law is essential to protect yourself and potentially recover losses when a rental agreement falls through unexpectedly.

How Rental Agreements and Deposits Work in BC

Once you and the landlord have agreed to rent a property—usually with a signed tenancy agreement and payment of a security deposit—a legally binding contract is formed under the Residential Tenancy Act (RTA).^[1] Both parties must follow the terms of this agreement unless both agree in writing to end it.

Even verbal agreements, if supported by proof like messages or payment receipts, can be binding.
If you have paid a deposit, you have rights to that property for the move-in date agreed upon.

If you want more information about how deposits work in BC, see Understanding Rental Deposits: What Tenants Need to Know.

If Your Landlord Cancels Right Before Move-In

A last-minute cancellation by the landlord—especially after you’ve signed an agreement or paid a deposit—can amount to an illegal termination under BC tenancy law. Common reasons landlords give for canceling include claiming the place is no longer available or a change of plans. However, unless an official notice under the Residential Tenancy Act allows it, this is generally not permitted.

You are entitled to a full return of any deposits paid.
You may be able to claim moving costs or additional expenses if the cancellation causes you extra losses.
The landlord must follow correct notice procedures—the Residential Tenancy Act does not allow last-minute cancellations without proper cause and notice.

If you want to be even more prepared for your next move, check out Essential Tips for Tenants When Moving Into a New Rental Home.

What to Do If Your Move-In Is Canceled

If you face a last-minute cancellation, stay calm and take the following steps:

Ask your landlord for written confirmation of the cancellation and their reason.
Keep all communication, receipts, and documentation regarding the rental and deposit.
Reach out to the landlord to request your deposit back and ask about any reimbursement for other expenses.
If not resolved directly, consider your legal options through the Residential Tenancy Branch of BC.

Filing a Dispute at the Residential Tenancy Branch

The Residential Tenancy Branch (RTB) is the official tribunal for rental disputes in British Columbia. As a tenant, you can file a dispute for return of your deposit and claiming compensation for losses if your move-in is unfairly canceled.

Use: Application for Dispute Resolution (Form RTB-12)
When to use: If the landlord refuses to return your deposit or pay compensation after canceling the tenancy without proper cause.
How to use: Complete Form RTB-12, attach your supporting documents (agreement, receipts, communication), and submit to RTB online or by mail. Details on how to file are on the RTB Apply Online page.

Resolution is usually done through hearings by phone conference, and both parties can present their evidence.

If your landlord cancels your move-in, don't simply accept the loss—BC law protects tenants in these situations. Document everything and start the resolution process promptly.

Your Rights Under BC Law

Under the Residential Tenancy Act:

Tenancy agreements (written or verbal) are legally enforceable.
Landlords cannot end a tenancy or cancel a move-in without proper notice and legal grounds.
If a landlord breaches the agreement, tenants may be owed compensation.
Tenants are entitled to full return of their security and pet deposits if the rental fails through no fault of their own.

For a broader overview, visit Tenant Rights in British Columbia.

Preventing Future Problems

To avoid similar issues in the future:

Always get your rental agreement and key details in writing.
Use e-transfers or methods that leave a trace for any deposit payments.
Check references and the landlord’s identification before committing.
Use trustworthy platforms to Find rental homes across Canada on Houseme for your next search.

Preparation is key—a paper trail can make dispute resolution much easier if issues come up.

FAQ: Last-Minute Move-In Cancellations in BC

If my landlord cancels right before I move in, am I entitled to my deposit back?
Yes, if the cancellation is not your fault, you are entitled to a full return of your security and pet deposits.
Can I claim moving or accommodation expenses from the landlord?
If you have documentation and have incurred real costs due to the landlord’s unfair cancellation, you may claim compensation through the Residential Tenancy Branch.
Is an unsigned agreement enforceable in BC?
Yes. Even if you haven’t signed but agreed and paid a deposit, you may have a valid tenancy under the law.
What official form do I use if the landlord won’t pay me back?
Use the Application for Dispute Resolution (Form RTB-12) from the Residential Tenancy Branch.
Where can I get help or advice as a BC tenant?
You can contact the Residential Tenancy Branch or tenant advocacy groups listed below for free advice.

Need Help? Resources for Tenants

BC Residential Tenancy Branch (RTB): Official Site – Forms, laws, dispute applications, and help line
Tenant Resource & Advisory Centre (TRAC) – Free legal info, advocacy, and tenant support in BC
RTB: Deposits and Refund Rules
Tenant Rights in British Columbia – Overview of local laws and rights