BC move-in and move-out condition inspections (form RTB-27)

BC move-in and move-out inspections: two chances to schedule, form RTB-27, the 7- and 15-day copy deadlines, and what is at stake for the deposit.

Last checked November 8, 2026. Every rule below names its source; the official pages are listed at the end with their own dates.

In short

Landlords must offer the tenant at least two opportunities for each inspection; the second goes on an approved form (RTB-22).
The report (RTB-27, or the landlord's own form with the same content) is signed by both, and the tenant gets a copy: within 7 days at move-in, within 15 days at move-out.
Skipping the inspection can cost the landlord the right to claim against the deposit for damage, and the tenant the right to get it back.

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Move-in inspection

Held on the day the tenant is entitled to possession, or another day both agree on (RTA s.23).
The landlord must offer at least two opportunities. The landlord proposes the first; if it does not suit, the tenant may propose another time, and the landlord then proposes a second opportunity on the approved form, RTB-22 Notice of Final Opportunity to Schedule a Condition Inspection (Regulation s.17).
Inspections are held between 8 a.m. and 9 p.m. unless both agree otherwise (Regulation s.16).
Both sign the report, and the landlord gives the tenant a copy promptly, and in any case within 7 days (Regulation s.18).
If the tenant does not take part on either occasion, the landlord does the inspection alone.

Move-out inspection

Held on or after the day the tenant stops living there, and before a new tenant moves in (RTA s.35).
The same two-opportunity rule applies.
The landlord gives the tenant a copy within 15 days after the later of the inspection and the day the landlord receives the tenant's forwarding address in writing (Regulation s.18).

What is at stake

Who	What happens if they skip it
Tenant	If the landlord offered two opportunities and the tenant took part in neither, the tenant's right to get the security or pet damage deposit back is extinguished (RTA s.24 and s.36).
Landlord	If the landlord does not offer two opportunities, does not take part, or does not complete the report and give the tenant a copy, the landlord's right to claim against the deposits for damage is extinguished (RTA s.24 and s.36).

The signed report is evidence of the unit's condition unless there is a preponderance of evidence to the contrary (Regulation s.21). Many landlords and tenants also take dated photos of each room on the day.

Which form to use

The Residential Tenancy Branch's form is RTB-27, Condition Inspection Report. Its move-in page says landlords may use their own form instead, as long as it has the content the Regulation requires. Both forms, RTB-22 and RTB-27, are in the RTB's list of tenancy forms.

Questions

Do I have to use form RTB-27?

No. The RTB says landlords may use their own form if it contains the information the Residential Tenancy Regulation requires.

How soon do I get a copy of the move-in report?

Promptly, and in any case within 7 days after the inspection (Regulation s.18).

How soon do I get a copy of the move-out report?

Within 15 days after the later of the inspection and the day the landlord receives your forwarding address in writing.

What if the tenant does not show up?

If the landlord offered two opportunities and the tenant took part in neither, the landlord can inspect alone, and the tenant's right to the deposit back is extinguished.

Sources

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Last checked November 8, 2026. General information only - not financial, legal, tax or real estate advice. Rules change: confirm with the official source or a licensed professional before you act.