Move-In & Move-Out Inspections入住与退房验房
Learning objectives
By the end of this lesson you'll be able to:
- Complete a condition inspection report (RTB-27) that holds up in front of an arbitrator
- Write specific, room-by-room findings instead of "walls — good condition"
- Calculate the 7-day and 15-day deadlines using the deemed-received service rules
- Apply useful-life depreciation (Policy Guideline 40) so you claim the right amount
- Avoid the three errors that cost one landlord every claim plus a double-deposit penalty
In short
BC landlords must complete a written condition inspection report at move-in and move-out (RTA ss. 23 and 35), give the tenant a signed copy within 7 days of the move-in inspection and 15 days at move-out, and write specific, room-by-room findings. Miss any of these steps and your right to claim against the deposit can be extinguished by law.
Most landlords lose deposit claims before the tenant even moves in
It is not about the damage. It is about the paper. The same pattern comes up in RTB decisions again and again: the landlord has photos, the landlord has contractor quotes, the landlord shows up to the hearing — and still loses. Why? Because the move-in condition inspection report says "walls — good condition." That four-word phrase wipes out the entire claim.
In one published RTB decision, the landlord submitted a signed move-in report where every comment space was left blank, completed no move-out report at all, and filed three days past the 15-day deadline. The arbitrator dismissed every damage claim and ordered the landlord to pay the tenant double the deposits. The full case is below. This is the most common way landlords lose money in BC — not tenant fraud, but paperwork that fails to meet the legal standard.
Why inspection wording decides your deposit claim
Picture the sequence. At move-in you write "walls — good condition." At move-out there are three large holes, crayon marks, and adhesive damage. You file a deposit claim. The tenant says "those were there when I moved in." You look at your move-in report. It says "good condition." The arbitrator has no baseline to compare. Your claim fails.
The fix is simple: write specific findings for every room at move-in so the move-out report can match them line by line. "Good condition" is not evidence. "North wall: two small nail holes above light switch, approximately 2mm each, paint intact" is evidence.
Key point — RTR s.20 required areas
The Residential Tenancy Regulation requires the report to cover each room — entry, living rooms, kitchen, dining area, stairs, halls, bathrooms, bedrooms, storage, basement/crawl space, exterior/balcony/patio/yard, and garage/parking — plus floor coverings, window coverings, appliances, fixtures, outlets, and electronic connections. The move-out report must also itemize damage the tenant is responsible for.
How the RTB-27 inspection process works
The RTB-27 is the standard Condition Inspection Report provided by the Residential Tenancy Branch. You don't have to use this exact form — you can use your own — but any form must meet Residential Tenancy Regulation Part 3, ss.19 and 20. The RTB-27 is the safest option because it already complies.
Offer two inspection times at move-in (RTA s.23)
Both between 8am and 9pm. If the tenant doesn't accept the first offer, send a second using the Notice of Final Opportunity form (RTB-22). Keep proof of delivery of both offers.
Walk through every room together and write specific notes
Document location, size, and description for every finding. Both parties sign. If the tenant disagrees, they note their concerns on the form — disagreement is not a reason to refuse signing.
Give the tenant a signed copy within 7 days (RTR s.18(1)(a))
A hard deadline. Missing it can extinguish your right to claim against the deposit even if the inspection itself was completed. Keep proof of delivery.
Offer two move-out inspection times (RTA s.35)
Schedule for the day the tenancy ends, after belongings are removed. Same rules: 8am–9pm, two opportunities, proof of offers. Use RTB-22 if needed.
Deliver the move-out report within 15 days (RTR s.18(1)(b))
The 15-day clock starts from the later of: the date the move-out inspection is completed, or the date you receive the tenant's forwarding address in writing.
Within 15 days — return the deposit or file for dispute resolution (RTA s.38(1))
Clock starts from the later of: the tenancy end date, or the date you receive the written forwarding address. To claim against the deposit, file an Application for Dispute Resolution within this window. Don't just withhold — you need an RTB order.
When is a notice or report legally "received"?
Landlords often calculate the 7-day and 15-day deadlines correctly and still miss them, because a document is not "delivered" the moment you send it. Under RTA ss.88–90, documents not handed over in person are deemed received a set number of days after sending. Mail the move-out report on day 12 and it is deemed received on day 17 — two days late.
| Service method | Deemed received | Notes |
|---|---|---|
| In person | Same day | Strongest method. Bring a witness where possible. |
| Regular or registered mail | 5 days after mailing | Registered mail gives you a tracking record as proof. |
| 3 days after sending | Only valid if the email was provided as an address for service. | |
| Posting on door / mail slot | 3 days after posting | Photograph the posted document in place, date visible. |
| Fax | 3 days after faxing | Keep the transmission confirmation. |
These are a rebuttable presumption: if there's evidence a document was actually received on a different date, the actual date governs (Policy Guideline 12). Work backwards from every deadline using the deemed-received date, not the send date.
Pro tip — get email service in writing at move-in
The email box in the RTB tenancy agreement is optional, but treat it as mandatory. When a tenant provides an email address for service in writing — in the agreement or on form RTB-51 — you can serve reports and notices by email with a 3-day deemed-received timeline instead of paying for registered mail. If a tenant later avoids you, this one line solves the service problem. Keep a copy of the written consent.
Do you need a new inspection when a tenant gets a pet?
If you permit a pet after the tenancy has already started, RTA s.23(2) requires a condition inspection on or before the day the tenant starts keeping the pet — but only if a move-in inspection was not completed at the start. If a compliant move-in report already exists, the statute does not force a second one.
In practice, do the pet inspection anyway. If you collect a pet damage deposit mid-tenancy, a fresh signed report dated before the pet arrives is the baseline that separates pet damage from everything that came before. Without it, the tenant can argue the scratched floor predates the pet. Use the same RTB-27 process: two offered times, specific wording, photos, signatures, copy delivered.
Where landlords lose: a real RTB decision, step by step
The decision below is a real, published RTB dispute resolution decision. The landlord made three separate errors, and any one alone would have sunk the claim.
Blank report, no move-out inspection, missed deadline: claim dismissed, double deposit ordered
The facts. Tenancy ran January to October 31, 2013, at $750/month, with a $375 security deposit and a pet damage deposit. The tenant gave a written forwarding address on the last day. The landlord claimed $400 for wall repairs, cleaning, pet odour removal, and a missing broiler pan, and submitted photos of the end-of-tenancy condition.
Error 1 — blank move-in report. The report was signed by both parties, but every comment space beside each room was left blank. The landlord argued the blank form proved the unit was pristine. The arbitrator found the report incomplete — a blank space is not a recorded condition.
Error 2 — no move-out report. No move-out inspection was completed, and the Final Opportunity form was never served. This adversely impacted the landlord's ability to prove before-and-after condition. The photos, without the signed report, were not enough.
Error 3 — filed on day 18. The forwarding address was received October 31; the landlord applied November 18 — three days past the 15-day deadline in RTA s.38(1). Under s.38(6), that alone triggered doubling.
Source: RTB Dispute Resolution Services decision, March 4, 2014, published by the Tenant Resource & Advisory Centre (TRAC). RTB decisions are anonymized and not binding precedent, but this applies the same statutory tests — RTA ss.23, 35, 37(2), 38 — every arbitrator applies today.
The same statutory trap, stated plainly
Under RTA s.24(2), a landlord's right to claim against the deposit for damage is extinguished if the landlord does not offer two inspection opportunities, does not participate, or does not complete the report and give the tenant a copy in accordance with the regulations. Section 36(2) applies the same rule at move-out. "In accordance with the regulations" means the form must contain everything RTR s.20 requires — so a homemade form missing required elements can extinguish the claim even when real damage exists. This is why the RTB-27 is the safest choice.
How to word inspection findings
Use the cards below to compare weak wording against wording that holds up at a hearing, for every area of the unit. At move-in, write the specific version. At move-out, compare the exact same notes and document what changed.
Walls & Ceilings
Washrooms
Kitchen
Flooring
Doors, Windows & General Safety
What photos you need at each inspection
Every area you write about on the RTB-27 should have matching photos. Take two photos of every finding — one wide shot showing room context, one close-up showing the defect. This is the "zoom out, then zoom in" standard. At move-out, stand in the same position as move-in — side-by-side comparison is your strongest evidence.
Photo count guide
For a one-bedroom, aim for 40–60 photos. For a three-bedroom house, 80–120. Include the inside of ovens, fridges, closets, under sinks, and every appliance. Enable date and time on your camera, or email photos to yourself so the timestamp is proof. High resolution only — a blurry photo is no photo.
What is the tenant responsible for at move-out?
Give this table to the tenant at move-in and again with the move-out notice. They should know what they're responsible for before they start cleaning. It also protects you: if a tenant claims they didn't know they were responsible for oven cleaning, you can show they received this guide (Policy Guideline 1).
| Item | Tenant responsibility | Wear & tear (landlord) |
|---|---|---|
| Walls, trim & ceilings | ||
| Nail holes | Excessive/large holes from mounting TVs or shelves, anchors left in, poor patches | A small number of picture nail holes |
| Paint | Unauthorized repaint (incl. cost to revert colour), smoke staining | Fading, aging, peeling from age (~4-yr useful life, PG40) |
| Washrooms | ||
| Grout / tile | Mould from failure to ventilate (working fan) | Grout cracking from age; mould if the fan is broken |
| Drains | Clogs from hair, grease, foreign objects | Pipe corrosion, building plumbing |
| Kitchen & appliances | ||
| Oven / stove | Excessive grime, carbon, damaged coils | Element failure from age (15-yr useful life, PG40) |
| Countertops | Burns from hot pots, knife cuts | Laminate edge lifting from age |
| Flooring | ||
| Carpet | Stains, burns, pet damage, heavy soiling | Traffic wear, fading, matting (10-yr useful life, PG40) |
| Hardwood | Deep gouges from pets or dragged furniture | Light surface scratches from foot traffic |
| Doors, windows & general | ||
| Keys / fobs | Return all keys, fobs, garage remotes, mail keys | Lock mechanism failure from age |
| Cleaning | Return the unit "reasonably clean" — oven, fridge, bathrooms, floors (RTA s.37(2)) | Normal dust between cleanings |
| Garbage | Remove all belongings and garbage before inspection | N/A |
Caution — useful life can zero out a claim
You are only entitled to the remaining value of a damaged item, never the replacement cost of a new one. Policy Guideline 40 assigns a useful life to building elements — interior paint at 4 years, carpet at 10, a stove at 15, bathroom cabinets and counters at 25. A chipped bathroom cabinet already 25 years old has zero remaining value: the arbitrator will likely award $0 even if the tenant clearly caused the chip. Record the age of paint, flooring, appliances, and cabinets at move-in so your depreciation math is ready before you file.
Tools available
The Tools tab above has a Pre-Move-Out Notice to send before inspection day and a Move-Out Damage Quote & Responsibility Statement with a built-in PG40 depreciation worked example. Free for registered members.
Inspection day checklist
Run this at both move-in and move-out. The full printable version is in the Tools tab; the essentials:
- Bring a blank RTB-27, plus the move-in RTB-27 for comparison at move-out.
- Phone charged, high resolution, date stamp on — you need 40–120 photos.
- Walk every room: entry, living room, kitchen (test all appliances, record model/serial), bedrooms, washrooms (test the exhaust fan), storage, exterior, parking.
- Safety: test and document every smoke and CO detector.
- Both parties sign and date the report.
- Deliver the signed copy — within 7 days (move-in) or 15 days (move-out) — counting the deemed-received days for your service method.
Key takeaways
- Write specific findings for every room — location, size, description. "Walls OK" loses claims; a precise note wins them.
- Two photos per finding — wide and close-up, same angles at move-in and move-out. Photos support the RTB-27 but never replace it.
- Count deemed-received days: mail +5, email/fax/posting +3, in person same day. Work backwards from the deadline using the deemed date.
- Apply PG40 useful-life depreciation — claim remaining value only; an item at or past its useful life is worth $0.
- Deliver copies and file on time: 7 days move-in, 15 days move-out and deposit. Missing either can extinguish the claim or double the deposit.
学习目标
学完本单元后，您将能够：
- 做出一份能在仲裁官面前站得住脚的验房报告（RTB-27）
- 逐间写下具体记录，而不是"墙——状况良好"
- 用"视为送达"规则正确计算7天和15天期限
- 套用使用寿命折旧（政策指引40），索赔金额算对
- 避开让一位房东输掉全部索赔外加押金双倍罚则的三个错误
一句话
BC房东必须在入住和退房时各做一份书面验房报告（RTA第23、35条），入住验房后7天内、退房后15天内把签字副本交给租客，并逐间写下具体记录。任何一步没做到，您对押金的索赔权都可能被法律直接消灭。
多数房东在租客还没搬进来时就输掉了押金索赔
输的不是损坏本身，输的是那张纸。RTB裁决里同一个套路一遍遍出现：房东有照片、有装修报价、也到场了——照样输。为什么？因为入住验房报告上写着"墙——状况良好"。这几个字，整份索赔一笔勾销。
在一份公开的RTB裁决里，房东提交的入住报告双方都签了字，但每一个备注栏都空着；退房报告一份没做；申请又超过15天期限3天。仲裁官驳回了全部损坏索赔，判房东双倍返还押金给租客。完整案例见下文。这是BC房东最常见的亏钱方式——不是租客骗你，而是文件不达法律标准。
为什么验房措辞决定您的押金索赔
想象这个过程。入住时您写"墙——状况良好"。退房时出现三个大洞、蜡笔涂画、胶痕。您提出押金索赔。租客说"我搬进来时就有"。您翻出入住报告，上面写着"状况良好"。仲裁官没有比对基准。您的索赔失败。
解决办法很简单：入住时给每个房间写下具体记录，退房报告才能逐行对照。"状况良好"不是证据。"北墙：灯开关上方两个小钉孔，各约2mm，油漆完好"——这才是证据。
要点——RTR第20条规定的区域
《住宅租赁条例》要求报告覆盖每个房间——门厅、客厅、厨房、餐区、楼梯、走廊、卫生间、卧室、储物、地下室/爬行空间、室外/阳台/院子、车库/车位——外加地面覆层、窗帘、电器、固定装置、插座和电子接口。退房报告还必须逐项列明租客应负责的损坏。
RTB-27验房流程怎么运作
RTB-27是住宅租赁办公室提供的标准验房报告。您不一定非用这张表——可以用自己的——但任何表格都必须符合《住宅租赁条例》第三部分第19、20条。RTB-27最保险，因为它本身就合规。
入住时提供两个验房时间（RTA第23条）
都在早8点至晚9点之间。租客不接受第一次，就用《最后机会通知》表（RTB-22）发第二次。两次都留送达凭证。
一起逐间查看、写下具体记录
每处记录位置、尺寸、描述。双方签字。租客不同意就在表上注明异议——不同意不是拒签的理由。
7天内把签字副本交给租客（RTR第18(1)(a)条）
硬性期限。即使验房已完成，错过它也可能消灭您对押金的索赔权。留送达凭证。
提供两个退房验房时间（RTA第35条）
安排在租约结束当天、物品搬空后。规则相同：8am–9pm、两次机会、送达凭证。需要就用RTB-22。
15天内送交退房报告（RTR第18(1)(b)条）
15天从以下较晚者起算：退房验房完成之日，或您收到租客书面转寄地址之日。
15天内——返还押金或申请仲裁（RTA第38(1)条）
从租约结束日或收到书面转寄地址两者较晚者起算。要扣押金就在此窗口内提交仲裁申请。不能直接扣着——您需要RTB命令。
通知或报告在法律上何时算"送达"？
房东常常把7天、15天算对了却仍然错过，因为文件不是您一发出就算"送达"。根据RTA第88–90条，非当面交付的文件，在发出后固定天数才视为送达。第12天寄出退房报告，视为第17天送达——晚了两天。
| 送达方式 | 视为送达 | 说明 |
|---|---|---|
| 当面 | 当天 | 最强方式。尽量带见证人。 |
| 普通或挂号信 | 寄出后5天 | 挂号信有追踪记录作凭证。 |
| 电子邮件 | 发送后3天 | 仅当邮箱是书面指定的送达地址时有效。 |
| 贴门/投信槽 | 张贴后3天 | 把张贴的文件拍照存证，日期可见。 |
| 传真 | 发送后3天 | 保留发送确认。 |
这是可推翻的推定：若有证据表明实际在另一日期收到，以实际日期为准（政策指引12）。从每个期限倒推时，用"视为送达"日期，不是发出日期。
实用技巧——入住时就把邮件送达约定成书面
RTB租约里的邮箱栏是可选的，但当成必填。租客书面提供送达邮箱后（写在合同或RTB-51表上），您就能用3天视为送达的时间线发报告和通知，省下挂号信的钱。日后租客避而不见，这一行字就解决了送达难题。保存好这份书面同意。
租客中途养宠物，需要重新验房吗？
租约开始后您才允许养宠物的，RTA第23(2)条要求在租客开始养宠物当天或之前做一次验房——但仅限当初没做入住验房的情况。若已有合规的入住报告，法律不强制再做一次。
实操上还是做。中途收取宠物押金的，一份注明日期在宠物到来之前的签字报告，就是把宠物损坏和之前一切分开的基准。没有它，租客可以说地板划痕在宠物之前就有。用同样的RTB-27流程：两个时间、具体措辞、照片、签字、送交副本。
房东输在哪：一份真实RTB裁决，逐步拆解
下面是一份真实、公开的RTB仲裁裁决。房东犯了三个各自独立的错误，任何一个单独就足以让索赔沉没。
报告空白、无退房验房、错过期限：索赔驳回，判双倍押金
事实。租约2013年1月至10月31日，月租$750，保证金$375外加宠物押金。租客在最后一天给了书面转寄地址。房东索赔$400，用于修墙、清洁、除宠物异味和一个缺失的烤盘，并提交了退租时的照片。
错误一——入住报告空白。报告双方都签了字，但每个房间旁的备注栏全空着。房东辩称空白表格证明房子完好。仲裁官认定报告不完整——空白不等于已记录的状况。
错误二——没有退房报告。没做退房验房，也从未送达《最后机会》表。这严重削弱了房东证明前后状况的能力。光有照片、没有签字报告，不够。
错误三——第18天才申请。转寄地址10月31日收到；房东11月18日才申请——超过RTA第38(1)条15天期限3天。仅凭这一点，第38(6)条就触发双倍。
来源：RTB仲裁服务2014年3月4日裁决，由租客资源与咨询中心（TRAC）公开。RTB裁决匿名、非约束性先例，但它适用的正是每位仲裁官今天都要适用的同一套法条——RTA第23、35、37(2)、38条。
同一个法条陷阱，说白了就是
根据RTA第24(2)条，房东若不提供两次验房机会、不参加、或不按条例完成报告并把副本交给租客，其对押金主张损坏的权利即被消灭。第36(2)条在退房时适用同一规则。"按条例"意味着表格必须包含RTR第20条要求的一切——所以缺项的自制表格，即使确有真实损坏也可能消灭索赔。这就是RTB-27最保险的原因。
验房记录怎么措辞
用下面的卡片对比"太笼统"和"能在庭上站住脚"的措辞，覆盖房子每个区域。入住时写具体版；退房时对照同一批记录，写清变化。
墙面与天花板
卫生间
厨房
地面
门窗与总体安全
每次验房要拍哪些照片
RTB-27上写到的每个区域都该有配套照片。每处拍两张——一张广角显示房间背景，一张特写显示缺陷。这就是"先拉远、再拉近"标准。退房时站在与入住相同的位置——并排对比是您最强的证据。
照片数量参考
一居室拍40–60张，三居室独立屋80–120张。把烤箱、冰箱、衣柜、水槽下、每件电器的内部都拍进去。相机开启日期时间，或把照片发给自己，时间戳就是证据。只用高分辨率——模糊的照片等于没拍。
退房时租客负责什么？
入住时把这张表给租客，退房通知时再给一次。他们该在开始打扫前就知道自己负责什么。这也保护您：租客若说不知道要清洁烤箱，您能拿出他们收到过这份指南的证据（政策指引1）。
| 项目 | 租客责任 | 正常磨损（房东） |
|---|---|---|
| 墙面、饰条与天花板 | ||
| 钉孔 | 挂电视/搁板的过多或大孔、留在墙里的塞、劣质修补 | 少量挂画钉孔 |
| 油漆 | 未经许可重刷（含改回原色费用）、烟熏 | 因年久褪色、老化、起皮（约4年使用寿命，PG40） |
| 卫生间 | ||
| 填缝/瓷砖 | 排气扇正常却不通风导致的霉变 | 年久填缝开裂；排气扇坏导致的霉 |
| 下水 | 毛发、油脂、异物堵塞 | 管道腐蚀、楼宇管路 |
| 厨房与电器 | ||
| 烤箱/灶 | 重度油污、积碳、损坏的灶圈 | 因年久的元件失效（15年使用寿命，PG40） |
| 台面 | 热锅烫伤、刀痕 | 因年久的防火板边缘翘起 |
| 地面 | ||
| 地毯 | 污渍、烫痕、宠物损坏、重度脏污 | 走道磨损、褪色、压平（10年使用寿命，PG40） |
| 实木 | 宠物或拖动家具造成的深沟 | 脚步造成的轻微表面划痕 |
| 门窗与总体 | ||
| 钥匙/门禁 | 归还所有钥匙、门禁、车库遥控、信箱钥匙 | 因年久的锁具失效 |
| 清洁 | 交回时"合理干净"——烤箱、冰箱、卫生间、地面（RTA第37(2)条） | 两次清洁间的正常积尘 |
| 垃圾 | 验房前清走全部物品和垃圾 | 无 |
特别注意——使用寿命能把索赔归零
您只有权拿到受损物品的剩余价值，绝不是全新替换成本。政策指引40给建筑元素设定使用寿命——内墙漆4年、地毯10年、灶15年、卫生间柜和台面25年。一个已用25年的卫生间柜被磕出缺口，剩余价值为零：即使明显是租客造成，仲裁官也很可能判$0。入住时记下油漆、地面、电器、柜体的年龄，申请前折旧账就算好了。
实用工具
上方"实用工具"标签有验房日前发送的退房前通知，和带PG40折旧计算实例的退房损坏报价与责任声明。注册会员免费使用。
验房日检查清单
入住和退房都跑一遍。完整可打印版在"实用工具"里；要点：
- 带一张空白RTB-27，退房时另带入住RTB-27对照。
- 手机充满电、高分辨率、开日期戳——需要40–120张照片。
- 逐间走：门厅、客厅、厨房（测试所有电器、记型号序列号）、卧室、卫生间（测排气扇）、储物、室外、车位。
- 安全：逐个测试并记录每个烟雾和一氧化碳报警器。
- 双方在报告上签字并注明日期。
- 送交签字副本——入住7天内、退房15天内——按您的送达方式算好"视为送达"天数。
要点回顾
- 每个房间写具体记录——位置、尺寸、描述。"墙没问题"输索赔；精确记录赢索赔。
- 每处两张照片——广角加特写，入住退房同角度。照片辅助RTB-27，但绝不能替代它。
- 数"视为送达"天数：邮寄+5、邮件/传真/张贴+3、当面当天。用视为送达日从期限倒推。
- 套用PG40使用寿命折旧——只索剩余价值；到或过使用寿命的物品价值$0。
- 按时送副本、按时申请：入住7天、退房及押金15天。错过任一都可能消灭索赔或双倍押金。
Apply what you learned学以致用
Work through this checklist:逐项完成这份行动清单：
Frequently asked questions常见问题
Your right to claim against the deposit for damage can be extinguished. You may be ordered to return the full deposit even if there's 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 normal wear and tear. Excessive holes, large holes from mounting TVs or shelves, anchors left in, or poor patches are tenant damage. If a tenant repaints without permission to a different colour, they're responsible for the cost to revert it. The key is documentation: record the count and size at move-in (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. A tenant's refusal to sign does not invalidate the landlord's completed report.
No. Apply useful-life depreciation per Policy Guideline 40. Carpet's estimated useful life is 10 years; at 8 years old you can claim only the remaining ~20% — not full replacement. An item at or past its useful life has $0 remaining value. Record flooring age at move-in.
No. Video is helpful supporting evidence, but the RTB-27 (or an equivalent 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 wasn't completed at the start (RTA s.23(2)). But if you're collecting a pet damage deposit, complete one anyway — a signed report dated before the pet arrives is the only clean baseline separating pet damage from everything before. Follow the same two-offer, sign-and-deliver process.
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's no ventilation, it's the landlord's. This is exactly why you must test and document the exhaust fan at move-in (Policy Guideline 1).
From the later of: (1) the tenancy end date, or (2) the date you receive the tenant's forwarding address in writing. Both conditions must be met. An address on an envelope return label doesn't count — it must be explicitly in writing. And a forwarding address mailed to you is deemed received 5 days after mailing (RTA ss.38(1), 88–90).
The tenant can apply 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 case in this module, filing just three days late cost the landlord every damage claim plus the doubling penalty. File first, sort out details after (RTA s.38(6)).
You can use your own, but it must contain everything required by RTR Part 3, ss.19 and 20 — specific room-by-room areas, space for both parties to sign and date, and at move-out an itemized statement of tenant-responsible damage. A form missing required elements can be found non-compliant and your claim extinguished under RTA s.24(2)(c). The RTB-27 is the safest option.
Complete the inspection alone, with a witness if possible. Document that you offered two times (keep proof of both offers), note the tenant's absence on the form, take thorough photos, and deliver the completed report. 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)).
Yes. A deposit is not a cap on your claim. File for a monetary order for the full depreciated amount beyond the deposit — you still need the compliant RTB-27, photos, quotes, and PG40 calculations. The limitation period for RTB applications is generally 2 years from the end of the tenancy (RTA s.60).
Only if the unit was left not "reasonably clean" (RTA s.37(2)). The tenant isn't required to return it to a higher standard than it was given. You can't charge for a deep clean if you provided the unit dirty at move-in. Document cleanliness at move-in — especially oven, fridge, and bathroom grout — for a fair comparison (Policy Guideline 1).
Your baseline is weak. First, try to get the original RTB-27 from the seller — request it as a condition of purchase. If unavailable, complete a "current condition" inspection with the tenant now and have both sign. Better than nothing, but you can't claim for any damage that existed before your inspection date.
您对押金主张损坏的权利可能被消灭。即使确有损坏，也可能被判全额退还押金，因为您没有法律基准（RTA第23–24条，RTR第18(1)(a)条）。
少量挂画钉孔属正常磨损。过多、挂电视/搁板的大孔、留在墙里的塞、劣质修补，才是租客损坏。租客未经许可重刷成别的颜色，要负责改回的费用。关键是取证：入住时记下数量和尺寸（政策指引1）。
在表上写"租客拒签"并注明日期。照常完成验房、拍全照片、仍然送交一份签字副本，留送达凭证。租客拒签并不使房东已完成的报告失效。
不能。按政策指引40套用使用寿命折旧。地毯预计使用寿命10年；用了8年只能索赔剩余约20%——不是全额替换。到或过使用寿命的物品剩余价值$0。入住时记下地面年龄。
不行。视频是有用的辅助证据，但RTB-27（或符合RTR第三部分第19、20条的等效表格）才是必需的法律文件。房东仅凭照片或走查、没有正确完成的签字报告，索赔曾被驳回。视频是补充；RTB-27是要求。
法律仅在当初没做入住验房时才强制（RTA第23(2)条）。但若收取宠物押金，还是做一次——一份注明日期在宠物到来之前的签字报告，是把宠物损坏和之前一切分开的唯一干净基准。用同样的两次提议、签字送交流程。
取决于排气扇。排气扇正常而租客没用，通风不足导致的霉可归租客。排气扇坏了或根本没通风，归房东。这正是入住时必须测试并记录排气扇的原因（政策指引1）。
从以下较晚者：(1)租约结束日，或(2)您收到租客书面转寄地址之日。两个条件都要满足。信封回邮标签上的地址不算——必须明确书面提供。而寄给您的转寄地址，寄出后5天才视为送达（RTA第38(1)、88–90条）。
租客可申请双倍押金。仲裁官认定您错过期限的，可判您双倍保证金加双倍宠物押金。本单元的案例里，仅晚三天就让房东输掉全部损坏索赔外加双倍罚则。先申请，细节后处理（RTA第38(6)条）。
可以用自己的，但必须包含RTR第三部分第19、20条要求的一切——逐间的具体区域、双方签字注日期的位置、退房时租客应负责损坏的逐项清单。缺项的表格可能被认定不合规，索赔按RTA第24(2)(c)条被消灭。RTB-27最保险。
自行完成验房，尽量带见证人。记录您提供了两次时间（两次都留凭证）、在表上注明租客缺席、拍详尽照片、送交完成的报告。验房仍然有效——而租客可能因此失去押金返还权（RTA第23(6)、24(1)、35(5)、36(1)条）。
能。押金不是索赔上限。可就超出押金的全部折旧后金额申请金钱命令——同样需要合规的RTB-27、照片、报价和PG40计算。RTB申请的时效一般为租约结束起2年（RTA第60条）。
只有房子未达"合理干净"时才可以（RTA第37(2)条）。租客无须交回到比拿到时更高的标准。您入住时给的是脏房子，就不能收深度清洁费。入住时记录清洁程度——尤其烤箱、冰箱、卫生间填缝——以便公平比对（政策指引1）。
您的基准很弱。先设法向卖家索取原始RTB-27——作为购房条件提出。拿不到就现在和租客做一次"现状"验房、双方签字。聊胜于无，但您不能就验房日之前已存在的任何损坏索赔。
LandlordPass provides educational content about property management in British Columbia. This course does not constitute legal advice. Content references the Residential Tenancy Act (SBC 2002, c.78), the Residential Tenancy Regulation, RTB Policy Guidelines 1, 12, and 40, and a published RTB decision dated March 4, 2014. RTB decisions are not binding precedent; statutory requirements govern. For specific questions, consult the Residential Tenancy Branch or a qualified BC lawyer.
LandlordPass 提供关于卑诗省（BC省）物业出租管理的教育性内容。本课程不构成法律意见。中文内容为便于理解的本地化改写，仅供参考；如与英文原文或法律条文有出入，以官方英文法规为准。内容参考《住宅租赁法》（SBC 2002, c.78）、《住宅租赁条例》、RTB政策指引1、12、40及2014年3月4日一份公开RTB裁决。RTB裁决非约束性先例，以法定要求为准。具体问题请咨询住宅租赁办公室（RTB）或BC持牌律师。
📋 Pre-Move-Out Notice退房前通知
Send before or with the move-out process — it reminds the tenant of their responsibilities before inspection day. Copies clean English (this goes to the tenant); Chinese mode shows the annotated reading version.在退房流程前或同时发送——在验房日前提醒租客其责任。复制的是干净英文版（发给租客）；中文模式显示带注释的阅读版。
Serve this at move-in and again with the move-out notice. If the tenant was never told they were responsible for oven cleaning or bulb replacement, they have a stronger argument at the RTB — this gives them fair notice and gives you proof.入住时发一次，退房通知时再发一次。若从未告知租客要清洁烤箱或换灯泡，他们在RTB更有理——这份通知给了他们公平告知，也给了您证据。
🧾 Move-Out Damage Quote & Responsibility Statement退房损坏报价与责任声明
After the move-out inspection, build an itemized damage statement. Fill in each item with the contractor cost and useful-life depreciation (PG40). Copies in your current language — this is your working document.退房验房后，用它做逐项损坏声明。每项填入承包商费用和使用寿命折旧（PG40）。按当前语言复制——这是您的工作文件。
Attach the move-in and move-out RTB-27s, dated photos, and contractor quotes. File the Application for Dispute Resolution within the 15-day window — don't just withhold the deposit.附上入住和退房的RTB-27、带日期照片和承包商报价。在15天窗口内提交仲裁申请——不要直接扣着押金。