Should Manitoba Tenants Sign a Walkthrough Form at Move-In?

Starting a new rental in Manitoba can be exciting, but it’s important for tenants to make sure their rights and their security deposit are protected. One question many tenants ask is whether to sign a walkthrough (or move-in inspection) form when they first get the keys to their rental unit. Understanding how this process works and what it means for your tenancy can save you stress and help you avoid disputes with your landlord later on.

What Is a Walkthrough Form and Why Does It Matter?

A walkthrough form, also called a move-in inspection report, is an official document you and your landlord fill out together to record the condition of the rental unit when you first move in. Typically, you go through each room and note any existing damage or special conditions (like a stained carpet or a missing light bulb). This document protects both sides by creating a shared, dated record of how the unit looked before you moved in.

Is It Legally Required in Manitoba?

Yes. In Manitoba, walkthroughs are a legal requirement under the Residential Tenancies Act (Manitoba).¹ Both the landlord and the tenant must complete a written move-in condition report. This requirement is handled by the Residential Tenancies Branch (official website), which oversees rental housing issues in Manitoba.

How Does the Walkthrough Process Work?

The move-in inspection should be done:

• On or just before the first day you have legal right of access (normally your lease start date)
• With both the landlord (or agent) and you present
• Using the approved Move-In Condition Report form

This walkthrough gives you the opportunity to point out any existing damage or concerns before your tenancy begins, helping to avoid disputes about the security deposit at move-out.²

The Official Move-In Condition Report: Form Details

The required document is known as the Condition Report (Form RTB-27). It’s available for download from the Residential Tenancies Branch:
Move-In Condition Report form (RTB-27)

• When to Use: Complete this form on your move-in day (or just prior). You and your landlord should both sign and keep copies.
• Practical Example: If you notice a scratch on the fridge door during the walkthrough, you record it on the form. At move-out, you won’t be held responsible for this damage.

Signing the form means you agree with what’s described. If you disagree with something, write your concerns on the form before signing. If your landlord refuses to do a walkthrough, you can complete the form yourself and send a copy to your landlord and the Residential Tenancies Branch.

Protecting Your Security Deposit in Manitoba

The move-in inspection directly affects your security deposit. If you don’t complete a walkthrough, your landlord might claim you caused damage that was actually pre-existing. This could impact getting your deposit back at the end of your lease.

For more on deposits, read Understanding Rental Deposits: What Tenants Need to Know.

What Happens If You Don’t Sign?

If you refuse to sign the move-in form, you can still complete a walkthrough on your own and write your observations, then provide a signed copy to your landlord. If a disagreement arises, this document is vital evidence for the Branch if there’s a dispute later about damages or deposit deductions.

For tips on protecting yourself when moving in, see Essential Tips for Tenants When Moving Into a New Rental Home.

Best Practices: Your Action Checklist

• Schedule your move-in walkthrough alongside your landlord (or their agent).
• Use the official Condition Report (Form RTB-27). Download it in advance if needed.
• Take detailed notes and photos of every room and appliance.
• Raise any issues or damage in writing—don’t rely on verbal agreements.
• Make sure both parties sign and date the form, and keep a copy for your records.

Following these steps helps ensure a stress-free tenancy and a smoother experience when moving out.

More About Your Rights

To learn about your legal protections and responsibilities in this province, visit Tenant Rights and Landlord Rights in Manitoba.

If you’re searching for a new home or planning your next move, Find rental homes across Canada on Houseme for listings and helpful resources.

Frequently Asked Questions

1. Do I have to be present for the move-in walkthrough in Manitoba?
   If possible, yes—tenants should be present to ensure the report is accurate. If you can’t attend, document the unit’s condition yourself and immediately communicate your findings to the landlord and the Residential Tenancies Branch.
2. What if my landlord refuses to do a move-in inspection?
   You should complete the Condition Report on your own, include notes and photographs, and provide a copy to your landlord and the Branch. This protects you in case of disputes.
3. How does the walkthrough affect my security deposit?
   The move-in inspection creates a baseline for the property’s condition. Damage listed on this form cannot be blamed on you at move-out, making it much easier to recover your full deposit.
4. Can I add notes to the walkthrough form before signing?
   Yes. Always note any disagreement or issue on the form before signing. If you disagree with your landlord’s statements, write your version clearly and ensure both parties receive a copy.
5. Where can I get official tenant forms in Manitoba?
   Visit the Residential Tenancies Branch website’s official forms page for the latest forms and resources.

Conclusion: Key Takeaways for Manitoba Tenants

• Walkthrough forms are legally required—never skip this step at move-in.
• Always fully document the condition of your unit, using both the official form and your own notes with photos.
• This paperwork protects your rights and your deposit throughout your tenancy.

Taking a careful, thorough approach at move-in can make a huge difference if any disagreements arise down the road.

Need Help? Resources for Tenants

• Residential Tenancies Branch (Manitoba’s tribunal for rental housing issues): Advice, forms, and complaint services
• Official Tenant Forms: Condition Reports, complaint forms, and more
• Tenant support groups: Local legal clinics and the Public Interest Law Centre may provide help if you encounter complex disputes
• For general provincial rights: Tenant Rights and Landlord Rights in Manitoba

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1. Residential Tenancies Act (Manitoba) – See Section 19 regarding condition reports
2. Manitoba Residential Tenancies Branch – Forms and resources

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