Move-In Inspection Checklist BC Landlords 2026
RTB-27 move-in and move-out inspection checklist for BC landlords. Room-by-room condition reporting, wear and tear rules, photo tips, and dispute protection.
About the author
Amir Sojoudi · Co-founder, Propilot
Amir Sojoudi is the co-founder of Propilot. He builds AI-powered tools for Canadian landlords.
Move-In / Move-Out Inspection Checklist for BC Landlords (2026)
Estimated reading time: 7 minutes
Key Takeaways
- BC landlords are legally required to conduct and document a condition inspection at the start and end of every tenancy using the RTB-27 Condition Inspection Report form.
- Failing to complete a proper move-in inspection means you lose the right to claim against the security deposit for damage.
- Photos are not a substitute for the RTB-27 form, but they are critical supporting evidence in any dispute.
- Normal wear and tear cannot be deducted from the security deposit.
Why BC Inspection Requirements Matter
Once your tenant screening process is complete and you’ve selected an applicant, the move-in inspection is the next critical step to protect your deposit and establish the baseline condition of the unit.
Under the Residential Tenancy Act (BC), the condition inspection is not optional. It serves two purposes:
- Protects tenants by establishing the pre-existing condition of the unit so they cannot be charged for pre-existing damage.
- Protects landlords by documenting the condition at move-in, creating a baseline to compare against at move-out.
The RTB takes inspection compliance seriously. If you skip the move-in inspection or fail to give the tenant a signed copy within 15 days, you forfeit your right to deduct anything from the security deposit — even for genuine damage.
RTB-27 Requirements
- Use the official RTB-27 Condition Inspection Report form (available at the BC Residential Tenancy Branch website).
- Complete the inspection with the tenant present, where possible. If the tenant refuses to attend, document this in writing.
- Both the landlord and tenant must sign the form.
- Give the tenant a copy of the signed form within 15 days of the inspection.
- Keep a copy for your records throughout the tenancy and for at least 2 years after it ends.
- Conduct a second inspection at move-out using the same process.
Room-by-Room Inspection Checklist
Use this alongside the RTB-27 form. For each item, note the condition (Good / Fair / Damaged) and add specific notes where needed.
Entrance & Hallway
| Item | Condition | Notes |
|---|---|---|
| Front door (operation, locks, weather stripping) | ||
| Door frame and trim | ||
| Flooring / carpet / tile | ||
| Walls and baseboards | ||
| Light fixtures and switches | ||
| Closet doors and shelving | ||
| Smoke / CO detector (test present) |
Living Room
| Item | Condition | Notes |
|---|---|---|
| Walls (scuffs, holes, paint condition) | ||
| Ceiling (water stains, cracks) | ||
| Flooring / carpet | ||
| Windows (glass, locks, screens) | ||
| Window coverings (blinds, curtains) | ||
| Light fixtures | ||
| Electrical outlets and covers | ||
| Fireplace (if applicable) |
Kitchen
| Item | Condition | Notes |
|---|---|---|
| Countertops (scratches, stains, burns) | ||
| Cabinets (doors, hinges, interior) | ||
| Sink and faucet | ||
| Dishwasher (operation) | ||
| Stove / range (burners, oven, elements) | ||
| Range hood and filter | ||
| Refrigerator (shelves, seals, operation) | ||
| Flooring | ||
| Walls / backsplash | ||
| Garbage / recycling area |
Bathroom(s)
| Item | Condition | Notes |
|---|---|---|
| Toilet (flush, seat, tank) | ||
| Sink and faucet (operation, drainage) | ||
| Bathtub / shower (caulking, grout, operation) | ||
| Shower door / curtain rod | ||
| Exhaust fan | ||
| Mirror and medicine cabinet | ||
| Flooring | ||
| Walls (tiles, paint, water damage) | ||
| Towel bars and hooks |
Bedroom(s) — Repeat per bedroom
| Item | Condition | Notes |
|---|---|---|
| Walls and ceiling | ||
| Flooring / carpet | ||
| Closet doors, rod, shelving | ||
| Windows (glass, locks, screens) | ||
| Light fixtures and switches | ||
| Electrical outlets |
Laundry Area (if applicable)
| Item | Condition | Notes |
|---|---|---|
| Washer (operation) | ||
| Dryer (operation, vent) | ||
| Connections (hoses, drainage) | ||
| Flooring |
Storage / Garage / Parking
| Item | Condition | Notes |
|---|---|---|
| Garage door (operation, remote) | ||
| Storage room (condition, cleanliness) | ||
| Parking stall (markings, condition) |
Building Exterior / Shared Areas (if applicable)
| Item | Condition | Notes |
|---|---|---|
| Patio / balcony (deck, railing, door) | ||
| Yard (condition, fencing) | ||
| Shared hallways and lobby |
Keys and Access Devices
Document every key and access device provided at move-in.
| Item | Quantity Provided | Notes |
|---|---|---|
| Unit keys | ||
| Mailbox key | ||
| Parking fob / remote | ||
| Building access fob | ||
| Storage key |
All items above must be returned at move-out. Unreturned keys may be deducted from the security deposit.
Normal Wear and Tear vs. Damage
Landlords frequently make errors here. The RTB is clear: normal wear and tear cannot be charged to the tenant.
Normal Wear and Tear (not chargeable)
- Minor scuffs and marks on walls from ordinary furniture placement
- Small nail holes from hanging pictures
- Faded or slightly worn paint after a multi-year tenancy
- Carpet worn flat in high-traffic areas (hallway, living room) over 3+ years
- Minor scratches on hardwood floors from daily use
- Worn or discoloured grout in older bathrooms
Damage (chargeable, if documented at move-out)
- Large holes in walls from anchors, removed fixtures, or impact
- Burns, deep scratches, or stains on countertops, floors, or carpets
- Broken windows, blinds, or door hardware
- Permanent stains in carpet from spills or pets
- Missing fixtures, shelves, or light fittings
- Unapproved paint colours that require repainting
Rule of thumb: If the damage would exist regardless of who lived in the unit, it is wear and tear. If it was caused by the tenant’s actions or negligence, it may be chargeable.
Using Photos in RTB Disputes
Photos are your most powerful supporting evidence. Follow these practices:
- Date-stamp your photos using your phone’s metadata or a newspaper/receipt in the frame showing the date.
- Take photos from the doorway of each room to show the overall condition, then close-up shots of any existing damage.
- Store photos in a cloud folder organized by unit and date (e.g., “123-Main-St-Suite-4-MoveIn-2026-06-01”).
- Share the photo folder with the tenant at move-in and move-out so both parties have the same record.
- At move-out, use the same camera angles as move-in photos to make before/after comparisons clear.
If you file a dispute at the RTB, photos with clear metadata are treated as strong evidence. Photos without timestamps are significantly less persuasive.
What Happens If the Tenant Refuses to Sign
Occasionally a tenant will refuse to sign the RTB-27 at move-in or move-out. Here is how to handle it:
If the tenant refuses to attend the inspection: Document the refusal in writing — send an email or text confirming that you offered to conduct the inspection on a specific date and time and that the tenant declined. Complete the inspection on your own, note the date and the tenant’s absence on the form, and give the tenant a copy within 15 days. The RTB accepts an uncountersigned inspection report if you can demonstrate the tenant was given the opportunity to participate.
If the tenant attends but refuses to sign: Note the refusal on the form (write “Tenant declined to sign” and date it), sign it yourself, and give the tenant a copy. The tenants’ refusal to sign does not invalidate the inspection record, but the RTB will note that the tenant did not acknowledge the condition. The key is that you completed the inspection, offered the tenant a copy, and documented the refusal.
If the tenant disputes the condition noted: They should note their disagreement on the form at the time of signing. This is their right. Their notation becomes part of the record. If you later make a deposit claim and the tenant disputes it, both parties’ views of the condition are part of the file.
Move-Out Inspection: Timing and Process
The move-out inspection should happen as close to the tenant’s move-out date as possible — ideally on the same day or the day after the tenant returns the keys. The longer the gap between move-out and inspection, the weaker your evidence position.
Process:
- Notify the tenant in advance of the move-out inspection date and time.
- Use the same checklist you used at move-in, going room by room.
- Compare the current condition to the move-in report and photos.
- Note any changes — distinguishing between normal wear and tenant-caused damage.
- Both parties sign the move-out report.
- Give the tenant a copy within 15 days.
If you intend to make a claim against the security deposit, you must return the deposit (or the remainder after a justified deduction) within 15 days of the end of the tenancy, along with written itemization of any amounts withheld. Failing this deadline means you owe the tenant double the deposit.
Security Deposit Claims at the RTB
If you and the tenant disagree about a security deposit deduction, either party can apply to the RTB for dispute resolution. The landlord’s position depends entirely on documentation:
- The move-in RTB-27 signed by both parties (establishes the baseline condition)
- The move-out RTB-27 signed by both parties (establishes the end condition)
- Photos from move-in and move-out with timestamps
- Receipts or quotes for repair costs
Without a signed move-in inspection, the RTB will almost certainly rule in the tenant’s favour on any damage claim. The inspection requirement exists precisely to prevent landlords from making claims about pre-existing damage.
With complete documentation, the RTB evaluates whether the claimed damage exceeds normal wear and tear and whether the claimed repair cost is reasonable. This is a winnable argument with good documentation.
Digital Inspection Tools
Managing paper RTB-27 forms and organizing photos manually is time-consuming. Propilot supports digital inspection workflows that:
- Store time-stamped photos alongside each unit’s inspection record
- Generate signed inspection reports for both landlord and tenant
- Track move-in and move-out dates to prompt inspection reminders
- Keep a full compliance record for every tenancy
Learn more about property management automation for BC landlords.
Related Reading
- Rental Application Template Canada — compliant rental application to use before move-in
- Tenant Screening Checklist for Canadian Landlords — pre-move-in tenant vetting checklist
- RTB Dispute Guide for BC Landlords
Related Tools & Resources
Sources and citations
- BC Residential Tenancy Act - Condition Inspections — BC Residential Tenancy Branch
- RTB-27 Condition Inspection Report Form — BC Residential Tenancy Branch
- Residential Tenancy Act (BC) — BC Laws
