If you're a tenant in British Columbia and your landlord claims that your pet or smoking has caused damage, it's important to know your rights, the legal process, and how to protect your security deposit. This guide explains what happens when you're accused of these damages, how disputes are resolved under BC law, and what steps you can take to respond fairly and effectively.

What Are Tenants Responsible For?

Under the Residential Tenancy Act, tenants must keep their rental unit reasonably clean and repair any damage caused deliberately or through neglect — including damages caused by pets or smoking. However, normal wear and tear is not your responsibility.

• Damage caused by pets: Includes scratched floors, stained carpets, or chewed woodwork.
• Damage from smoking: Includes heavy odours, stains, or burns that go beyond regular use.

Tenants are not responsible for damage from normal aging of the unit.

How Landlords Must Handle Pet or Smoking Damage Claims

If your landlord believes your pet or smoking has caused damage, they must follow a set process before deducting costs from your security or pet deposit, or requiring you to pay for repairs.

• Landlords have to conduct a move-in and move-out inspection report (with you present if possible).
• They must provide a written summary of alleged damages, preferably using official forms.
• You are entitled to review evidence and dispute any claims you believe are incorrect.

Move-In and Move-Out Inspections

Both tenant and landlord should carefully document the condition of the unit at the start and end of tenancy. This protects both sides if disputes arise later. Photos, videos, and written notes are recommended.

For more details, see the Guide to the Initial Rental Property Inspection for Tenants.

Security and Pet Deposits: What Happens If You're Accused?

After moving out, landlords can only claim from your security or pet deposit for damages beyond normal wear (like lingering smoke odour or pet stains).

• Landlords must submit a Condition Inspection Report (official BC form) at move-in and move-out. Find it at Condition Inspection Report (RTB-27).
• If you disagree with the claimed damage, you can file for dispute resolution with the Residential Tenancy Branch.

See Understanding Rental Deposits: What Tenants Need to Know for your deposit rights.

Dispute Resolution for Damage Claims

If an agreement can't be reached:

• The landlord must apply to the Residential Tenancy Branch within 15 days after the end of tenancy to keep your deposit for alleged damage.
• You can also apply to get your deposit back if you disagree with the deduction.
• The dispute resolution process is like a hearing, with both sides presenting their evidence.

For results of your hearing or to apply, use the Application for Dispute Resolution (RTB-12) form, available here.

What Evidence Can Help You?

• Time-stamped photos or videos of unit before and after tenancy
• Receipts showing cleaning or pet care
• Copies of your inspection reports
• Witness statements if applicable

This helps you in a dispute over smoking or pet damage claims.

If You Have an Assistance Animal

Service or guide dogs (as defined by BC law) may have additional protections. Landlords cannot charge pet deposits for certified guide or service animals. Document your animal's status early to avoid disputes.

Your Rights and Responsibilities at a Glance

• You must not cause lasting damage through pets or smoking—beyond reasonable use.
• Landlords cannot keep all or part of your deposit without following the legal inspection, notice, and application process.
• Both sides have the right to present evidence in an official dispute process.

After your tenancy ends, be sure to review How to Get Your Security Deposit Back with Interest When Moving Out for next steps.

For a full summary of BC rules, see Tenant Rights in British Columbia.

Need a pet-friendly home or want to avoid future disputes? Search pet-friendly rentals on Houseme.ca for listings across BC and Canada.

Frequently Asked Questions

1. Can my landlord automatically deduct money from my deposit for pet or smoking damage?
   No, the landlord must follow the inspection process and give you a written summary. Only damages beyond normal wear and tear allow deductions, and you can dispute any claims.
2. What if I don't agree with the damage accusations?
   You can apply for dispute resolution through the Residential Tenancy Branch if you think the claims are unfair. Present your inspection forms and evidence to support your case.
3. Are there different rules for service animals compared to pets?
   Yes, certified guide or service animal owners are generally exempt from paying a pet deposit. However, intentional or negligent damage by any animal may still be charged to the tenant.
4. What counts as "normal wear and tear"?
   Normal wear includes small scuffs, faded paint, or minor marks from day-to-day living. Major stains, burns, or lasting odours go beyond normal wear.
5. Where do I find official forms for inspections or disputes?
   The BC government provides all current forms, including Condition Inspection Report (RTB-27) and Application for Dispute Resolution (RTB-12), at this official forms page.

Key Takeaways for Tenants Facing Damage Accusations

• Always participate in and keep copies of move-in/move-out inspections.
• Your landlord can't keep deposits unless BC law is followed and you have a right to dispute claims.
• Document your case with photos, witnesses, and receipts.

Need Help? Resources for Tenants

• Residential Tenancy Branch (BC government) – Official dispute resolution, forms, and tenant resources
• Tenant Resource & Advisory Centre (TRAC) – Advocacy, legal info, and tenant support in BC
• Contact the Residential Tenancy Branch – Get help by phone or online

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1. Residential Tenancy Act [BC Laws official legislation]
2. Residential Tenancy Branch forms and info [BC Gov Tenancy Forms]

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