Move-In and Move-Out Condition Inspection Rules

Moving into or leaving a rental home can raise important questions about cleaning, damage, deposits, and the condition inspection report. In British Columbia, residential tenants and landlords have specific responsibilities under the Residential Tenancy Act. A careful move-in inspection creates a shared record of the rental home's condition, while a move-out inspection helps distinguish ordinary wear from damage. This guide explains when inspections happen, what renters should document, how the RTB-27 Condition Inspection Report works, and what to do if an inspection is missed or disputed. It also covers deposit claims, evidence, deadlines, and practical steps for resolving disagreements fairly. For broader provincial information, review Tenant Rights and Landlord Rights in British Columbia.

Why condition inspections matter in British Columbia

A condition inspection compares the rental unit at the beginning and end of a tenancy. It can record walls, floors, appliances, windows, fixtures, keys, furnishings, and cleanliness. The report is useful evidence if the landlord later claims that the tenant caused damage or if the tenant disputes a deduction from a security or pet damage deposit.

British Columbia's Residential Tenancy Act requires the landlord and tenant to inspect the rental unit together at the start and end of the tenancy, subject to the Act's rules. The landlord must give the tenant a reasonable opportunity to participate and must complete the required report.

Move-in inspection rules

The move-in inspection should happen on or before the day the tenant takes possession, or as soon as reasonably possible when the tenancy begins. The landlord must offer the tenant at least two opportunities to participate, with the appointments separated by a reasonable period. The parties should inspect every room together rather than relying only on a quick walk-through.

The official RTB-27 Condition Inspection Report is the standard form used to record the condition of a rental unit at move-in and move-out. The landlord should give the tenant a copy of the completed report within the required time. A tenant should review it carefully and ask for inaccurate or missing information to be corrected before signing.

What to check before accepting the unit

• Inspect walls, ceilings, floors, doors, windows, cupboards, appliances, bathrooms, and outdoor areas.
• Record existing damage, stains, broken fixtures, leaks, mould, heating problems, and other maintenance concerns.
• Take dated photographs or video and keep copies with the signed report and related messages.
• Confirm the number of keys, remotes, parking permits, and other items provided at move-in.

For a practical preparation checklist, see Guide to the Initial Rental Property Inspection for Tenants.

Move-out inspection rules

At the end of the tenancy, the tenant and landlord should inspect the unit together after the tenant has removed belongings and completed required cleaning. The tenant should return all keys and access devices and provide a forwarding address. The landlord should offer at least two reasonable opportunities for the tenant to attend the final inspection.

Tenants are generally responsible for leaving the unit reasonably clean and repairing damage they or their guests caused beyond normal wear and tear. They are not normally responsible for gradual deterioration from ordinary use, such as minor scuffing from living in the home. Compare the move-out condition with the move-in report rather than judging a single mark in isolation.

Move-out checklist

• Remove personal belongings and garbage before the final inspection.
• Complete reasonable cleaning and report repair issues that need the landlord's attention.
• Photograph each room, appliance, fixture, meter, and key set after cleaning.
• Give the landlord a forwarding address and confirm how the security or pet damage deposit will be handled.

More planning help is available in The Final Inspection: What Tenants Need to Know Before Moving Out.

Deposits and inspection reports

A landlord cannot automatically keep a security or pet damage deposit because a tenant moves out. The inspection report may help establish damage, but the landlord must also follow the Residential Tenancy Act rules for the deposit. In many cases, the landlord needs the tenant's written agreement to deductions or an order from the Residential Tenancy Branch. The tenant should understand the separate deposit process described in Understanding Rental Deposits: What Tenants Need to Know.

If a tenant does not participate after the landlord has made the required opportunities, the landlord may complete the report without the tenant. If the landlord does not properly offer or complete the inspection, the landlord may lose the right to claim the deposit for damage, subject to the legislation and specific circumstances. Keep appointment notices, cancellation messages, photographs, receipts, and copies of all reports.

When the inspection is disputed or missed

Start by asking in writing for a copy of the report and identifying each item you disagree with. Keep the message factual and attach photographs or other records. If the disagreement concerns an urgent repair or a health concern, report it promptly and use the appropriate repair process; an inspection report does not replace the landlord's duty to maintain the rental home.

• Ask for an inspection appointment or report in writing and keep proof of delivery.
• Organize photographs, videos, receipts, witness statements, the tenancy agreement, and all messages.
• Request an itemized explanation for any proposed deduction from a deposit.
• Apply to the Residential Tenancy Branch for dispute resolution if the parties cannot resolve the issue.

The Residential Tenancy Branch dispute resolution service explains how to apply online, pay the application fee where required, serve documents, and present evidence. Follow the instructions and deadlines in the application process.

FAQ

Is a move-in inspection required in British Columbia?

Yes, the landlord and tenant must inspect the rental unit together at the start and end of the tenancy under the Residential Tenancy Act, subject to the Act's rules.

What is the RTB-27 Condition Inspection Report?

The RTB-27 is the official British Columbia form used to record the condition of a rental unit at move-in and move-out.

Can a landlord charge for ordinary wear and tear?

Generally, no. A tenant is usually responsible for damage beyond ordinary wear and tear that the tenant or the tenant's guests caused, but not for normal deterioration from reasonable use.

What should I do if my landlord does not provide an inspection report?

Ask in writing for the report, preserve your photographs and appointment records, and consider applying to the Residential Tenancy Branch if the dispute cannot be resolved.

How-To

1. Arrange a move-in inspection with the landlord and examine every room, fixture, appliance, and key.
2. Complete the RTB-27 report, note existing conditions, take dated photographs, and keep a copy.
3. Before move-out, remove belongings, clean reasonably, return keys, and photograph the empty unit.
4. Send your forwarding address, request deposit information, and preserve all inspection and payment records.
5. If a disagreement remains, use the Residential Tenancy Branch dispute resolution process and submit organized evidence.

Help and Support / Resources

• Residential Tenancy Branch
• Residential tenancy forms, including RTB-27
• Solving tenancy problems in British Columbia
• Contact the Residential Tenancy Branch

For general rental search information, Find rental homes across Canada on Houseme.

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1. [1] British Columbia Residential Tenancy Act
2. [2] Residential Tenancy Branch forms, including RTB-27 Condition Inspection Report
3. [3] Residential Tenancy Branch guidance on starting a tenancy and condition inspections
4. [4] Residential Tenancy Branch dispute resolution application information