RTB-27 Move-In & Move-Out Inspection Guide (BC 2026) + Free Checklist

The condition inspection is the single most important piece of paperwork in your tenancy. Done well at move-in, it makes it almost impossible for the landlord to wrongly deduct from your deposit at move-out. Done poorly (or skipped), and you're relying on memory and goodwill.

⬇ Download the RTB-27 move-in checklist (print or save as PDF)

What is the BC move-in inspection form (RTB-27)?

The BC move-in inspection form is the RTB-27 Condition Inspection Report, published by the Residential Tenancy Branch. It is a single two-sided form that records the condition of every room and feature in the unit at move-in, and then again at move-out on the same sheet, so both parties can compare the two columns and settle the security deposit against documented facts instead of memory. Landlord and tenant walk through the unit together, fill it in jointly, both sign it, and each keeps a copy.

It is free to download from the BC government forms page. You do not have to use the RTB-27 specifically — a landlord may use their own form — but it must capture the same information, and using the official one avoids arguments later about whether the report was adequate.

Why it matters

Under the Residential Tenancy Act, the landlord must offer a joint inspection at move-in and again at move-out. The RTB form is RTB-27 Condition Inspection Report. Both parties sign; both get a copy.

• If the landlord offered an inspection and you didn't attend, you lose part of your right to contest the deposit.
• If the landlord never offered one, they generally can't claim against your deposit at all.

So: if the landlord doesn't bring up the inspection, you bring it up. Email: "Can we schedule a condition inspection before I move in, per RTA requirements?" Keep the email.

Before you walk through — what to bring

• Your phone, fully charged, with a lot of storage.
• The RTB-27 form if the landlord hasn't prepared one (download here).
• A flashlight or phone torch — you'll want to check dark corners of closets and under fixtures.
• A tape measure for any obvious damage (you'll want the size of a stain or crack).
• Patience. A thorough inspection takes 30–45 minutes for a one-bedroom, longer for larger units.

How do I fill out a move-in inspection checklist?

Work through the unit room by room with the landlord and record the condition of each item on the RTB-27 as you go. Five rules make the difference:

1. Be specific, not general. "Scratch on freezer door, 3cm, right side" is evidence. "Good" is not.
2. Note every defect, however small. Anything you don't write down at move-in can be charged to you at move-out.
3. Photograph everything you write down, and keep the originals with their timestamps.
4. Don't sign a blank or half-finished form — and don't sign one that says "good condition throughout" if it isn't.
5. Get your copy before you leave. If the landlord promises to email it later, note the date and follow up in writing.

If you and the landlord disagree about an item, write down both views rather than leaving it blank ("tenant notes chip in sink; landlord considers it pre-existing wear"). A disagreement on the record is far better than silence.

The room-by-room checklist

For every item, note the specific condition (not "good" — "scratch on freezer door, 3cm, right side") and take a photo.

Entryway / living areas

• Walls: stains, scuffs, holes, prior patches visible under paint
• Ceiling: water marks, discolouration, cracks
• Floors: carpet stains, wear paths, hardwood scratches or gaps, tile chips
• Windows: cracks, missing screens, broken latches, condensation marks
• Blinds / curtains: missing slats, broken cords, stains
• Baseboards and trim: scuffs, gaps, missing pieces
• Doors: condition of paint, latch, hinges, locks, doorknob
• Light fixtures and switches: working, covers present, discolouration
• Power outlets: count them, note any that are loose or missing covers
• Thermostat: working, responsive, has batteries if needed

Kitchen

• Counters: stains, burns, cracks, scratches
• Cabinets: all doors open and close, hinges tight, interior clean
• Sink: drains fast, no slow leaks under, caulking intact
• Faucet: both temperatures work, no drips, aerator present
• Stove / oven: all elements heat, oven works, knobs present, inside condition
• Range hood: fan works, filter clean, light works
• Fridge: cold, freezer cold, shelves present and clean, no food debris, seal intact
• Dishwasher: runs, drains, racks intact
• Microwave (if included): works, clean
• Floor around sink and appliances: look for water damage signs (swelling, dark patches)

Bathroom

• Toilet: flushes, refills, no running, seat secure, no cracks
• Sink: drains, faucet works, no leak under
• Tub / shower: drains well, no standing water, tiles intact, grout condition, caulking
• Fan: works and is reasonably quiet
• Mirror and medicine cabinet: condition, cracks
• Towel bars, toilet paper holder: secure, not pulling out of wall
• Tile or lino floor: lifting, stains, water damage

Bedrooms

• Everything from living areas, plus:
• Closet: rod secure, shelves, floor, lighting
• Ceiling fan (if any): works on each speed

Laundry (if in-suite)

• Washer: runs through a cycle, doesn't leak
• Dryer: heats, drum turns, lint trap present and clean
• Hoses: no cracks, bulges, or weeps

Outdoor / shared

• Balcony / patio: floor condition, railing, lights
• Storage locker: key works, condition, note what's in it if anything

Mechanical / less obvious

• Smoke detectors: count them, test them, note if any are missing
• Carbon monoxide detector (required in many units): present and working
• Fire extinguisher (if present): gauge in green
• Circuit breakers: labelled correctly
• Heating system: on, reaches set temp, no weird smells
• Water shutoff valves under sinks and toilets: you can find them (in case of emergency)

Take a full photo set

Stand in the centre of each room and take a slow 360° series of photos. Then take close-ups of anything worth noting, with the location clear in at least one shot (wide then close). Photograph:

• Inside every cabinet and closet
• Inside the fridge and oven
• Behind the toilet
• Behind/under the sink (the tops of water shutoff valves especially)
• Corners of every room at floor level
• Any existing damage with something for scale

Keep these photos. Don't delete them when you move out. Many deposit disputes are won or lost on a 2-year-old photo.

At move-out

The same inspection process in reverse. Same photos. Specifically:

• Clean everything to "reasonably clean" standard (think: broom-swept, wiped surfaces, appliances wiped, toilet clean, no trash). You don't have to deep-clean if the unit wasn't deep-cleaned at move-in.
• Return all keys and fobs. Count them against the original number.
• Provide your forwarding address in writing. This starts the 15-day clock for the landlord to return your deposit or file a dispute.
• Take photos of every room after cleaning.
• Attend the inspection. If the landlord doesn't offer one, email requesting it.

If the landlord tries to skip the inspection

Email them requesting it. Specifically name the RTB-27 form and the Residential Tenancy Act. If they still won't do one, that's a gift at any future hearing — you have a clean written record that you asked.

---

The inspection is 45 minutes of friction at move-in for a meaningfully lower chance of a deposit fight later. Always worth it.