Landlord Access & Records房东进入权与记录
Learning objectives
By the end of this lesson you'll be able to:
- Give proper 24-hour written notice of entry that meets RTA s.29
- Know which reasons are lawful — and when you can enter without notice
- Apply the once-per-calendar-month cap on condition inspections correctly
- Keep a tenancy ledger that wins at the RTB
- Retain the right documents for the right length of time
Quiet enjoyment vs. asset protection
You own the building. The tenant has exclusive possession. Under RTA s.28, every tenant has the right to quiet enjoyment — meaning you cannot enter whenever you want, for whatever reason, without following the rules. But you also need to protect your property, comply with insurance requirements, respond to strata notices, and address suspicious activity.
The answer is not "never enter." The answer is: enter lawfully, document everything, and keep records like a ledger for the entire tenancy. Most landlord-access disputes at the RTB are not about one bad entry — they are about a pattern of sloppy records, missing notices, and weak reasons.
Key point — RTA s.29
RTA s.29 requires written notice at least 24 hours but not more than 30 days before entry. The notice must include the specific date, a time window between 8:00 AM and 9:00 PM (unless the tenant agrees otherwise), and a reasonable purpose. There is no official RTB "Notice of Entry" form — you create your own (the Tools tab has a ready-to-use template).
Lawful entry — the rules
What counts as proper notice
Your written notice must include three things: the date you will enter, the time window (within 8am to 9pm), and the reason for entry. Deliver it in writing — posted to the door, mailed, or emailed if the tenant has previously agreed to email service in writing. A text message is generally not valid written notice unless the tenant agreed to that method in advance and you can prove it (RTA s.89; Policy Guideline 12 — Service Provisions).
If you post the notice on the door or in the mailbox, "deemed receipt" rules apply under RTA s.90. Plan ahead so you still meet the 24-hour minimum after deemed receipt — posting counts as received 3 days later, so a door-posted notice really needs to go up several days before the entry date (Policy Guideline 7 — Locks and Access; and see Module 11's service table).
Valid reasons for entry
Repairs or maintenance (scheduled plumber, furnace service, smoke alarm checks); condition inspections (up to once per calendar month — see below); showings to prospective tenants or buyers (you or your agent must be present during all showings); insurance-required inspections; and strata-mandated access (fire inspections, plumbing work, window replacement). All purposes must be reasonable (RTA s.29(1)).
Entry without 24-hour notice
You can enter without notice only in a real emergency — an active leak, fire, gas leak, or imminent danger to people or property. "I suspect damage" is not an emergency. "Water is coming through the ceiling into the unit below" is an emergency. Document the emergency thoroughly afterward: photos, timeline, and the specific reason you determined entry was immediately necessary.
Access for insurance and strata purposes
Your landlord insurance policy may require annual inspections (Module 9). This is a valid entry reason — state "insurance-required inspection" in your notice and keep the insurer's letter in the tenancy file. Similarly, the strata may need access for fire-system inspections, plumbing, or window replacement. The strata gives you notice; you must then give the tenant your own written 24-hour notice, with the strata notice attached. Keep both in the file (Strata Property Act s.147).
Access when you suspect a problem
Suspicion alone does not create an emergency. If you suspect damage, unauthorized occupants, or other lease violations, give proper 24-hour written notice with a reasonable purpose — "scheduled condition inspection." Document what you find with photos and notes. If the situation is genuinely urgent, document clearly why it meets the emergency threshold.
Inspection frequency — what the law actually says
Under RTA s.29(2), a landlord may conduct a condition inspection of the rental unit no more than once per calendar month. This is the legal maximum — not a suggestion. The cap applies specifically to condition inspections; entries for repairs, maintenance, or showings are separate and do not count against your monthly inspection allowance.
In practice, most experienced landlords do quarterly inspections — not because the law requires it, but because monthly inspections on a well-behaved tenancy tend to create friction and quiet-enjoyment complaints. If you have a documented ongoing concern (recent water damage, a pest issue being monitored, a compliance issue), monthly inspections are fully lawful. Keep the reason in the file.
Caution
Entering without proper notice — even once — can result in an RTB complaint for breach of quiet enjoyment. Repeated unauthorized entries can lead to compensation orders and strengthen the tenant's position in any related dispute. You also cannot use excessive showings as a workaround for frequent access — the RTB has found that open-house style showings where the landlord is not present can breach quiet enjoyment and the safety of the tenant's possessions. Follow the process every time (RTA ss.28–29; Policy Guideline 7).
Locks and security
At the start of every new tenancy, the landlord is required to change the locks — this is a legal obligation under RTA s.31(1), not just good practice (it also ties back to the re-key step in Module 10). During the tenancy, the tenant cannot change the locks without the landlord's written consent or an RTB order (RTA s.31(3)). The landlord cannot change the locks to prevent the tenant from entering — this is an illegal lockout and a serious breach of the RTA. If a tenant changes locks without permission, communicate in writing immediately, require them to restore the original locks or provide a copy of the new key, and document everything in the file.
Documentation and record-keeping
The tenancy ledger
A tenancy ledger is a running log that tracks every event related to the tenancy — entries, notices, rent payments, communications, maintenance requests, complaints, and inspections. Think of it as a journal for the tenancy. At an RTB hearing, the landlord who has a complete, dated ledger almost always has the advantage. The Tools tab has a ready-made Tenancy Activity Log.
What to record for every entry
Date. Time in. Time out. Who entered (you, a contractor, a property manager). What was done. What was observed. Proof that notice was served (date served, method, copy kept on file). If photos were taken, note the file names or attach them to the log entry.
Protecting against "missing items" claims
If the tenant is not home during an entry, consider bringing a witness. Take a brief video showing the unit condition as you enter and as you leave. Your log and photos are your defence against claims that something was taken or damaged during access. For Chinese-Canadian landlords who often communicate with tenants by WeChat, remember: those messages are valid written records too — screenshot and file them alongside the ledger.
Tools available
The Tools tab above has a Notice of Intent to Enter template (with a reason checklist) and a Tenancy Activity Log to track every entry, notice, and event. Free for registered members.
Document retention — what to keep and for how long
BC does not specify a single retention period for all tenancy records. But the Limitation Act sets a basic 2-year limitation period for most civil claims, and for tax the CRA requires 6 years of records (Form T776). The safe standard: keep everything for the duration of the tenancy plus 6–7 years after it ends. One privacy exception — destroy tenant screening data 2 years after the tenancy ends (ties back to Module 6).
| Document | Retention | Storage notes |
|---|---|---|
| Core tenancy documents | ||
| Signed tenancy agreement + addenda | Duration + 6–7 yrs | PDF scan recommended. |
| Tenant application & screening records | Duration + 2 yrs | Privacy: destroy 2 yrs after tenancy ends. |
| Deposit receipts & interest records | Duration + 6–7 yrs | Needed for RTB disputes and CRA. |
| Inspections & condition | ||
| Move-in / move-out RTB-27 reports | Duration + 6–7 yrs | Signed originals. Critical for deposit claims. |
| Inspection photos and videos | Duration + 6–7 yrs | High resolution, organized by date and room. |
| Access & entry records | ||
| Notice of entry (each instance) | Duration + 2 yrs | Notice + proof of service. |
| Entry log (tenancy ledger) | Duration + 6–7 yrs | Running record. Never delete entries. |
| Emergency entry documentation | Duration + 6–7 yrs | Photos, timeline, reason — your defence. |
| Communication & financial | ||
| Email / WeChat correspondence with tenant | Duration + 2 yrs | Export and archive; screenshot chats. |
| Maintenance requests and responses | Duration + 6–7 yrs | Proves you responded in reasonable time. |
| Rent payment records | Duration + 6–7 yrs | Bank statements, e-transfer confirmations. |
| Repair invoices & insurance correspondence | Duration + 6–7 yrs | CRA deductions and dispute evidence. |
| Strata (condos) | ||
| Form K and strata bylaws | Duration + archive | Signed copy proves tenant was informed (Module 10). |
| Strata notices requiring unit access | Duration + 2 yrs | Forward to tenant with your entry notice attached. |
Key point — file structure
Organize your files by property, then by tenancy start date, then by category: Agreements, Inspections, Entry Logs, Communication, Financial, Strata. A simple folder structure — physical or digital — is all you need. The system only works if you use it consistently for every event, not just when something goes wrong.
Key takeaways
- Every entry needs written notice — 24 hours to 30 days ahead, date, 8am–9pm window, reasonable purpose. No official RTB form; use the template in Tools (RTA s.29).
- Condition inspections are capped at once per calendar month (RTA s.29(2)). Quarterly is the sensible norm.
- Record every entry in the tenancy ledger — your defence against missing-item claims and quiet-enjoyment complaints.
- Keep documents for the duration plus 6–7 years; destroy screening data at 2 years. At the RTB, the party with better records wins.
- Change the locks at every new tenancy (s.31(1)); neither party changes them mid-tenancy without consent or an RTB order (s.31(3)).
学习目标
学完本单元后，您将能够：
- 发出符合RTA第29条的24小时书面进入通知
- 知道哪些理由合法——以及何时可以不经通知进入
- 正确套用"每日历月至多一次"的验房上限
- 建立一份能在RTB取胜的租约台账
- 把正确的文件保留正确的年限
安静享用权 vs. 资产保护
楼是您的。租客拥有专属占有权。根据RTA第28条，每位租客都有安静享用权——意味着您不能想进就进、找个理由就进、不守规矩就进。但您同样需要保护物业、满足保险要求、回应物业通知、处理可疑活动。
答案不是"永远别进"。答案是：合法进入、全程留证、整个租期都记台账。RTB上多数房东进入权纠纷，输的不是某一次乱进——输的是记录马虎、通知缺失、理由站不住的整个模式。
要点——RTA第29条
RTA第29条要求进入前至少24小时、至多30天发出书面通知。通知必须包含具体日期、早8点至晚9点之间的时间窗（除非租客另行同意）、以及合理目的。RTB没有官方"进入通知"表——您自己拟（"实用工具"里有现成模板）。
合法进入——规则
什么算恰当的通知
书面通知必须包含三样：进入日期、时间窗（8am–9pm之内）、进入理由。以书面形式送达——贴门、邮寄，或在租客事先书面同意邮件送达的前提下发邮件。短信一般不算有效书面通知，除非租客事先同意该方式且您能证明（RTA第89条；政策指引12——送达规定）。
贴门或投信箱的，适用RTA第90条"视为送达"规则。提前规划，让"视为送达"之后仍满足24小时下限——张贴视为3天后送达，所以贴门通知实际要在进入日前好几天就贴出（政策指引7——门锁与进入；另见第11单元的送达时间表）。
合法的进入理由
维修保养（预约水管工、暖炉保养、烟雾报警器检查）；验房（每日历月至多一次——见下文）；带看给潜在租客或买家（所有带看您或代理必须在场）；保险要求的检查；物业强制进入（消防检查、管道工程、换窗）。所有目的都必须合理（RTA第29(1)条）。
不经24小时通知的进入
只有真正紧急才能不经通知进入——正在漏水、火灾、燃气泄漏、或对人或财产的迫在眉睫的危险。"我怀疑有损坏"不是紧急。"水正从天花板漏进楼下单元"是紧急。事后彻底留证：照片、时间线、以及您判定必须立即进入的具体原因。
保险和物业目的的进入
您的房东保单可能要求年度检查（第9单元）。这是合法进入理由——通知里写"保险要求的检查"，把保险公司的信留在租约档案里。同样，物业可能因消防检查、管道或换窗需要进入。物业通知的是您；您必须再给租客您自己的24小时书面通知，并附上物业通知。两份都留档（《共管物业法》第147条）。
怀疑有问题时的进入
光有怀疑不构成紧急。怀疑有损坏、有未获批准的居住者、或其他违约，就发恰当的24小时书面通知、写合理目的——"预约验房"。用照片和记录写下所见。若情况确实紧急，清楚记录它为何达到紧急门槛。
验房频率——法律到底怎么说
根据RTA第29(2)条，房东验房每日历月至多一次。这是法律上限——不是建议。上限专指验房；维修、保养或带看的进入是另计的，不占用您的月度验房额度。
实操上，多数有经验的房东做季度验房——不是法律要求，而是对一段守规矩的租约每月验房往往制造摩擦、招来安静享用权投诉。若有记录在案的持续隐患（近期水损、正在监控的虫害、合规问题），每月验房完全合法。把理由留在档案里。
特别注意
不经恰当通知进入——哪怕一次——都可能招来违反安静享用权的RTB投诉。反复擅自进入可导致赔偿命令，并强化租客在相关纠纷中的地位。您也不能拿过度带看当频繁进入的绕行手段——RTB曾认定房东不在场的开放参观式带看，会破坏安静享用权和租客财物的安全。每次都走流程（RTA第28–29条；政策指引7）。
门锁与安全
每次新租约开始，房东都必须换锁——这是RTA第31(1)条下的法律义务，不只是好习惯（也呼应第10单元的换锁步骤）。租期内，租客未经房东书面同意或RTB命令不得换锁（RTA第31(3)条）。房东也不能靠换锁把租客关在门外——这是非法锁门，是对RTA的严重违反。租客擅自换锁的，立即书面沟通、要求恢复原锁或提供新钥匙副本、全程留档。
取证与记录
租约台账
租约台账是一份流水记录，追踪与租约有关的每一件事——进入、通知、租金、沟通、维修请求、投诉、验房。把它当成这份租约的日记。RTB听证时，有一份完整、注明日期台账的房东，几乎总占上风。"实用工具"里有现成的租约活动日志。
每次进入要记什么
日期。进入时间。离开时间。谁进去了（您、承包商、物业经理）。做了什么。看到了什么。通知已送达的凭证（送达日期、方式、留档副本）。若拍了照片，记下文件名或附在该条记录上。
防"东西不见了"的索赔
进入时租客不在家的，考虑带见证人。进门和离开时各拍一小段视频显示单元状况。您的台账和照片，就是应对"进入时东西被拿走或损坏"指控的防线。华人房东常用微信和租客沟通，请记住：那些消息同样是有效的书面记录——截图并和台账一起存档。
实用工具
上方"实用工具"标签有带理由清单的进入意向通知模板，和追踪每次进入、通知与事件的租约活动日志。注册会员免费使用。
文件保留——留什么、留多久
BC没有为所有租约记录规定统一保留期。但《时效法》为多数民事索赔设2年基本时效，税务上CRA要求保留6年记录（T776表）。保险起见：一切保留至租期结束后再加6–7年。一个隐私例外——租客审查数据在租期结束2年后销毁（呼应第6单元）。
| 文件 | 保留期 | 存放说明 |
|---|---|---|
| 核心租约文件 | ||
| 已签租约＋附录 | 租期＋6–7年 | 建议PDF扫描。 |
| 租客申请与审查记录 | 租期＋2年 | 隐私：租期结束2年后销毁。 |
| 押金收据与利息记录 | 租期＋6–7年 | RTB纠纷和CRA都要用。 |
| 验房与状况 | ||
| 入住/退房RTB-27报告 | 租期＋6–7年 | 签字原件。押金索赔关键。 |
| 验房照片和视频 | 租期＋6–7年 | 高分辨率，按日期和房间归类。 |
| 进入与出入记录 | ||
| 进入通知（每一次） | 租期＋2年 | 通知＋送达凭证。 |
| 进入日志（租约台账） | 租期＋6–7年 | 流水记录。永不删除条目。 |
| 紧急进入的记录 | 租期＋6–7年 | 照片、时间线、原因——您的防线。 |
| 沟通与财务 | ||
| 与租客的邮件/微信往来 | 租期＋2年 | 导出归档；聊天截图。 |
| 维修请求与回应 | 租期＋6–7年 | 证明您在合理时间内回应。 |
| 租金支付记录 | 租期＋6–7年 | 银行对账单、e-transfer确认。 |
| 维修发票与保险往来 | 租期＋6–7年 | CRA抵扣和纠纷证据。 |
| 共管物业（公寓） | ||
| Form K和物业附例 | 租期＋存档 | 签字副本证明已告知租客（第10单元）。 |
| 物业要求进入的通知 | 租期＋2年 | 连同您的进入通知一起转给租客。 |
要点——文件结构
文件按物业、再按租约起始日、再按类别归档：合同、验房、进入日志、沟通、财务、物业。一个简单的文件夹结构——纸质或电子——就够了。系统只有在您每件事都坚持用、而不是出事才用时，才有效。
要点回顾
- 每次进入都要书面通知——提前24小时至30天、日期、8am–9pm窗口、合理目的。无官方RTB表；用"实用工具"里的模板（RTA第29条）。
- 验房每日历月至多一次（RTA第29(2)条）。季度是明智的常态。
- 每次进入记入台账——应对"东西不见了"索赔和安静享用权投诉的防线。
- 文件保留至租期＋6–7年；审查数据满2年销毁。RTB上记录更全的一方取胜。
- 每次新租约都换锁（第31(1)条）；租期中任何一方未经同意或RTB命令都不得换锁（第31(3)条）。
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
If the notice is valid and the reason reasonable, the tenant must allow access. If they block you, document the refusal and apply to the RTB for an order of entry if needed. Do not force entry — that makes the situation worse and puts you in breach of the RTA (s.29).
Generally no, unless the tenant agreed in advance to receive notices by text and you can prove that agreement. Use written notice delivered to the door, mailed, or emailed (with documented prior written consent for email service) (RTA s.89; Policy Guideline 12).
The RTA allows one condition inspection per calendar month — the legal maximum under s.29(2). Most landlords do quarterly in practice, which causes less friction. With a documented reason such as pest monitoring or water-damage follow-up, monthly is fully lawful — keep the reason on file.
Suspicion alone does not create an emergency. Give proper 24-hour written notice with a reasonable purpose — "scheduled condition inspection" — and document what you find with photos and notes.
Keep a detailed entry log: date, time in and out, who was present, what was done. If the tenant is not home, consider bringing a witness. Take a brief video showing the unit condition as you enter and leave — your strongest defence.
Insurance-required inspections are a valid reason for entry. Give proper 24-hour written notice, state the purpose as "insurance-required inspection," and keep the insurer's letter in your file. The tenant must allow access when proper notice is given with a valid reason.
Yes. The strata gives you notice, but you must give the tenant your own written notice of entry at least 24 hours in advance. Attach the strata notice to yours. Keep both in the tenancy file.
You can photograph the condition of the unit — walls, floors, appliances, fixtures. Keep the scope relevant to the purpose of the entry. Avoid photographing personal belongings unnecessarily, as this can raise privacy concerns and may be raised at the RTB.
Keep core documents for the duration of the tenancy plus 6–7 years. This covers both the BC Limitation Act period and CRA requirements for rental income records (Form T776). Screening records can be destroyed 2 years after the tenancy ends for privacy reasons.
No. Open-house style showings where buyers move through the unit unescorted are not acceptable. You or your authorized agent must be present during all showings. The RTB has found unescorted open houses are not a "reasonable purpose" under s.29, as the landlord cannot ensure the safety of the tenant's possessions (Policy Guideline 7).
Even one unauthorized entry can result in the tenant filing an RTB dispute for breach of quiet enjoyment (s.28). The RTB can award compensation. Repeated unauthorized entries strengthen the tenant's case and can result in larger awards. Always follow the process.
No. Under s.31(3), a tenant must not change a lock or means of access unless the landlord agrees in writing or the RTB has ordered it. If a tenant changes locks without permission, contact them in writing immediately and require them to restore the original locks or provide a copy of the new key. Document everything in case you need an RTB order.
Yes — written communication is written communication regardless of platform. WeChat, text, and email messages are all admissible as evidence. The key is preservation: screenshot the messages (showing the sender and date), export or back them up, and file them in the tenancy folder. A conversation you can't produce later helps no one.
通知有效、理由合理，租客就必须允许进入。若被阻拦，记录拒绝，必要时向RTB申请进入命令。不要强行进入——那只会让事情更糟，并让您违反RTA（第29条）。
一般不算，除非租客事先同意用短信接收通知且您能证明。用书面通知——贴门、邮寄，或（有事先书面同意邮件送达的情况下）发邮件（RTA第89条；政策指引12）。
RTA允许每日历月验房一次——第29(2)条下的法律上限。多数房东实操做季度验房，摩擦更少。若有记录在案的理由如虫害监控或水损跟进，每月完全合法——把理由留档。
光有怀疑不构成紧急。发恰当的24小时书面通知、写合理目的——"预约验房"——用照片和记录写下所见。
记详细进入日志：日期、进出时间、在场人、做了什么。租客不在家就考虑带见证人。进门和离开各拍一小段视频显示单元状况——最强的防线。
保险要求的检查是合法进入理由。发恰当的24小时书面通知、把目的写成"保险要求的检查"、把保险公司的信留档。恰当通知加合法理由，租客就必须允许进入。
要。物业通知的是您，但您必须再给租客您自己的书面进入通知，提前至少24小时。把物业通知附在您的后面。两份都留在租约档案里。
可以拍单元状况——墙、地、电器、固定装置。范围与进入目的相关即可。不必要地拍摄个人物品要避免，可能引发隐私顾虑，也可能被在RTB提出。
核心文件保留至租期结束再加6–7年。这同时覆盖BC《时效法》期限和CRA对租金收入记录的要求（T776表）。审查记录出于隐私原因可在租期结束2年后销毁。
不行。买家无人陪同穿行单元的开放参观式带看不可接受。所有带看您或授权代理必须在场。RTB曾认定无人陪同的开放参观不是第29条下的"合理目的"，因为房东无法确保租客财物安全（政策指引7）。
哪怕一次擅自进入，租客都可能就违反安静享用权向RTB提起纠纷（第28条）。RTB可判赔偿。反复擅自进入会强化租客的立场并可能带来更大赔偿。永远走流程。
不可以。根据第31(3)条，租客未经房东书面同意或RTB命令不得更换锁具或出入方式。租客擅自换锁的，立即书面联系、要求恢复原锁或提供新钥匙副本。全程留档，以备需要RTB命令。
算——书面沟通就是书面沟通，跟平台无关。微信、短信、邮件都可作证据。关键在保存：把消息截图（显示发送人和日期）、导出或备份、存进租约文件夹。日后拿不出来的对话帮不了任何人。
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), RTB Policy Guidelines 7 and 12, the Strata Property Act, the BC Limitation Act, and CRA record-keeping requirements. 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）、RTB政策指引7和12、《共管物业法》、BC《时效法》及CRA记录保存要求。具体问题请咨询住宅租赁办公室（RTB）或BC持牌律师。
🚪 Notice of Intent to Enter进入意向通知
No official RTB form exists for notice of entry — use this every time. Copies clean English (this goes to the tenant); Chinese mode shows the annotated reading version.RTB没有官方进入通知表——每次都用它。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 it in writing, keep a copy with proof of service, and count deemed-received days (Module 11) so you still meet the 24-hour minimum after delivery.以书面送达，留一份带送达凭证的副本，并数"视为送达"天数（第11单元），确保送达后仍满足24小时下限。
📒 Tenancy Activity Log租约活动日志
Record every entry, notice, communication, and event. Keep this running log for the entire tenancy. Copies in your current language — this is your own working record.记录每次进入、通知、沟通和事件。整个租期都记这份流水日志。按当前语言复制——这是您自己的工作记录。
Paste into a spreadsheet or document and add a row for every event — entries, notices, payments, WeChat/email exchanges, complaints. Never delete rows; correct with a dated new entry.粘贴到表格或文档，每件事加一行——进入、通知、付款、微信/邮件往来、投诉。永不删行；要更正就加一条带日期的新记录。