Your right to claim against the deposit for damage to the rental unit can be extinguished. You may be ordered to return the full deposit even if there is real damage, because you have no legal baseline. (RTA ss. 23-24, RTR s. 18(1)(a))

A small number of picture nail holes is considered normal wear and tear. Excessive holes, large holes from mounting TVs or shelves, drywall anchors left in place, or poorly patched repairs are tenant damage. And if a tenant repaints without permission to a different colour, they are responsible for the cost to revert it. The key is documentation: record the count and size at move-in so you have a baseline at move-out. (RTB Policy Guideline 1)

Write "Tenant refused to sign" with the date on the form. Complete the inspection, take all your photos, and deliver a signed copy anyway. Keep proof of delivery. The inspection is still valid — a tenant's refusal to sign does not invalidate the landlord's completed report.

No. You must apply useful-life depreciation per RTB Policy Guideline 40. Carpet has an estimated useful life of 10 years. If the carpet is 8 years old, you can only claim the remaining ~20% of its value — not full replacement cost. And if the item is at or past its full useful life, the remaining value is $0. Record the age of flooring at move-in so you have the depreciation math ready.

No. Video is helpful supporting evidence, but the RTB-27 (or an equivalent form meeting RTR Part 3, ss. 19 & 20) is the required legal document. Arbitrators have dismissed claims where landlords relied on photos or walk-throughs without a properly completed signed report. Video is a supplement. The RTB-27 is the requirement.

The statute requires it only if a move-in inspection was not completed at the start of the tenancy (RTA s. 23(2)). But if you are collecting a pet damage deposit, complete one anyway: a signed report dated before the pet arrives is the only clean baseline that separates pet damage from everything that came before. Follow the same two-offer, sign-and-deliver process as a regular move-in inspection.

It depends on the exhaust fan. If the fan works and the tenant failed to use it, mould from inadequate ventilation can be tenant responsibility. If the fan is broken or there is no ventilation, it is landlord responsibility. This is exactly why you must test and document the exhaust fan condition at move-in. (RTB Policy Guideline 1)

One-bedroom: 40-60 photos. Three-bedroom house: 80-120. Include the inside of ovens, fridges, closets, under sinks, and every appliance. Use high resolution with date stamping enabled. A blurry photo will not hold up as evidence at the RTB.

Your baseline evidence is weak. First, try to get the original RTB-27 from the seller — request it as a condition of the purchase. If unavailable, complete a "current condition" inspection with the tenant now and have both parties sign it. This is better than nothing, but you cannot claim for any damage that existed before your inspection date.

The 15-day clock starts from the later of two events: (1) the date the tenancy ends, or (2) the date you receive the tenant's forwarding address in writing. Both conditions must be met first. An address on an envelope return label does not count — it must be explicitly stated in writing. And remember the deemed-received rules: a forwarding address mailed to you is deemed received 5 days after mailing. (RTA ss. 38(1), 88-90)

The tenant can apply to the RTB for double the deposit. If the arbitrator finds you missed the deadline, you can be ordered to pay double the security deposit and double the pet damage deposit. In the published decision covered in this module, filing just 3 days late cost the landlord every damage claim plus the doubling penalty. File first, sort out the details after. (RTA s. 38(6))

You can use your own form, but it must contain all the information required by Residential Tenancy Regulation Part 3, sections 19 and 20 — including specific room-by-room areas, space for both parties to sign and date, and, at move-out, an itemized statement of damage the tenant is responsible for. If your form is missing required elements, the arbitrator may find it non-compliant and your deposit claim can be extinguished under RTA s. 24(2)(c). The RTB-27 is the safest option.

Complete the inspection alone and bring a witness if possible. Document that you offered two times (keep proof of delivery for both offers), note the tenant's absence on the form, take thorough photos, and deliver the completed report to the tenant. The inspection is still valid — and the tenant may lose their right to the deposit return. (RTA ss. 23(6), 24(1), 35(5), 36(1))

The move-out inspection should happen when the unit is empty of the tenant's possessions, unless both parties agree on a different time (RTR s. 14) — ideally the last day of tenancy. Inspecting with furniture still in place means you cannot see the floor, wall damage behind furniture, or the true condition of the unit. If you must inspect early, note on the form that belongings are still present and do a final walk-through on the last day.

Yes. A deposit is not a cap on your claim. You can file for a monetary order for the full depreciated damage amount beyond the deposit. You still need all the same evidence — a compliant RTB-27, photos, contractor quotes, and PG 40 depreciation calculations. The limitation period for RTB applications is generally 2 years from the end of the tenancy. (RTA s. 60)

You need to establish the cost of repair or replacement. A written quote from a contractor is the strongest evidence. For smaller items, a hardware store receipt or a cleaning company invoice works. Estimates without backup documentation carry less weight with arbitrators — the more paper, the better your claim. In the published decision above, verbal testimony about expenses was found insufficient on its own.

This is exactly why specific move-in wording and matching photos are essential. If your move-in report says "east wall: no holes, paint intact" and your move-out report says "east wall: 6 anchor holes, paint chipped," the comparison is clear. If your move-in report says "good condition," the tenant's claim that the damage was pre-existing is much harder to disprove.

Only if the unit was left in a state that is not "reasonably clean" (RTA s. 37(2)). The tenant is not required to return the unit to a higher standard than it was given to them. You cannot charge for a deep clean if you provided the unit in an average or dirty state at move-in. Document the cleanliness level at move-in — especially the oven, fridge, and bathroom grout — so you have a fair comparison at move-out. (RTB Policy Guideline 1)

Both are capped at half a month's rent each (RTA s. 19). The security deposit covers damage beyond normal wear and tear and unpaid rent. The pet damage deposit covers pet-related damage only. Both require the same RTB-27 inspection process to protect the claim — you cannot hold either deposit without following the inspection rules. (RTA ss. 19-38)

Yes. Tenants are encouraged to take their own photos at both move-in and move-out. If they disagree with any item on the RTB-27, there is a space on the form to note their objection. Both sets of photos may be submitted as evidence at the RTB. This is one more reason your documentation needs to be specific and match your photos exactly — ambiguous notes favour the tenant in a dispute.

Keep them for a minimum of 2 years after the tenancy ends — the general limitation period for RTB applications under RTA s. 60. Disputes can arise months after move-out. Store the original RTB-27, all high-resolution photos (dated), contractor invoices, and proof of delivery of the report, in both a digital backup and a physical file.