The Move-In / Move-Out Inspection Checklist Every BC Renter Should Use

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.

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.

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.