Condition inspections are one of the most important parts of a British Columbia tenancy. A detailed report protects both parties, creates a record of the unit’s condition and can affect whether a landlord or tenant keeps the right to make a claim against a security or pet damage deposit.
Use the official condition inspection process
Landlords should use the current RTB-27 Condition Inspection Report or another report containing the required information. The inspection should be completed jointly with the tenant at the start and end of the tenancy, unless the legislation permits the landlord to complete it without the tenant after the required opportunities have been offered.
Before the move-in inspection
- Schedule the inspection for the day the tenant is entitled to possession or another mutually agreed day.
- Offer the tenant the inspection in writing and keep the communication.
- Prepare the current inspection form and confirm the tenant’s legal name.
- Ensure the unit is clean, empty and ready to inspect.
- Test appliances, plumbing, heating, locks, lights, smoke alarms and included equipment.
- Bring keys, remotes, fobs and parking information.
What to document at move-in
Inspect every room systematically. Record walls, ceilings, flooring, windows, doors, cabinets, counters, appliances, bathrooms, fixtures, balconies, storage and exterior areas included in the tenancy. Avoid vague descriptions such as “good.” Record existing scratches, stains, chips, water damage or missing items specifically.
Photographs and video are useful supporting evidence, but they should supplement—not replace—the written condition inspection report. Date the images and store them with the signed tenancy records.
Give the tenant two opportunities
If the tenant cannot attend the first proposed inspection, the landlord must offer a second opportunity in accordance with the Residential Tenancy Regulation. The second opportunity must be given using the prescribed notice. Keep proof of both offers.
If the tenant does not participate after the landlord properly offers both opportunities, the legislation may permit the landlord to conduct the inspection and complete the report without the tenant.
Signatures and copies matter
The landlord and tenant should review and sign the completed report. The landlord must provide the tenant with a copy within the required timeframe. A report that remains only in the manager’s files does not complete the process.
Move-out inspection checklist
- Schedule the inspection when the tenant has removed belongings and completed cleaning.
- Compare every item with the move-in report.
- Separate new damage from reasonable wear and tear.
- Record meter readings where relevant.
- Confirm return of keys, fobs, remotes and parking passes.
- Photograph disputed damage and obtain repair estimates when needed.
- Record whether the tenant agrees to any deduction—without pressuring the tenant to sign.
- Provide the tenant with the completed report within the prescribed timeframe.
Deposits are not automatic repair funds
A landlord cannot automatically keep a security or pet damage deposit. After the tenancy ends and the tenant provides a forwarding address in writing, the landlord generally has 15 days to return the deposit with applicable interest, obtain the tenant’s written agreement to a deduction, or apply to the Residential Tenancy Branch.
A pet damage deposit may generally be used only for pet-related damage unless the tenant agrees otherwise or an order permits another application.
Frequently asked questions
Can photographs replace the RTB-27 report?
No. Photographs are valuable evidence, but the required written inspection and reporting process should still be completed.
What if the tenant refuses to attend?
Follow the required two-opportunity procedure and prescribed notice. Do not simply skip the inspection.
Can I deduct for ordinary wear?
A tenant is responsible for damage beyond reasonable wear and tear, not normal deterioration from ordinary use.
Can the tenant authorize a deduction?
Yes, but the agreement should be made in writing at the end of the tenancy and clearly state the amount and reason.
Official sources and forms
Professional inspection and management support
Lift Realty Group coordinates move-in, routine and move-out inspections for managed properties across Greater Vancouver. Request a free rental assessment.
Last legally reviewed September 16, 2026. General information only, not legal advice. Use current RTB forms and confirm requirements before acting.
