In Alberta, the landlord and tenant must inspect the rental within one week before or after the tenant takes possession, and the landlord must give the tenant a signed report of its condition right away (Residential Tenancies Act, s.19(1)). Alberta has no official form, so use this move-in inspection checklist room by room, and add the statements AR 211/2004 s.4 requires.
At a glance
- When: within one week before or after move-in (s.19(1)).
- Who: landlord and tenant together; the landlord may inspect alone only after proposing 2 times (s.19(3)).
- Report: describes the condition, carries the AR s.4 statements and signatures; a copy goes to the tenant forthwith.
- Keep it: at least 3 years after the tenancy ends (s.19(6)).
- Why it matters: no damage deduction from the deposit without the reports (s.46(6)).
The full rules, including the move-out inspection, are in Move-In and Move-Out Inspection Reports in Alberta. This page is the working list to carry through the unit.
Alberta Move-In Inspection Checklist
Room by room, with the statements AR 211/2004 s.4 requires. Not an official government form.
Get Free PDF →What must an Alberta inspection report say?
Every Alberta inspection report must contain the statements set out in AR 211/2004 s.4, signed as that section requires. They are:
- On every report (s.4(2)): "Inspections should be conducted when the premises are vacant unless the landlord and tenant or their agents otherwise agree."
- When both attend (s.4(3)(a)), signed by the landlord: the inspection was conducted on (date) by (landlord or agent) and by (tenant or agent).
- Tenant's statement (s.4(3)(b)), the tenant signs one: "I, (name), agree that this report fairly represents the condition of the premises", or "I, (name), disagree... for the following reasons:".
- If the tenant refuses to sign (s.4(4)), signed by the landlord: "The tenant or tenant's agent present at the inspection refused to sign the tenant's statement."
- If the landlord inspects alone (s.4(5)), signed by the landlord: the inspection was conducted on (date) by (landlord or agent) without the tenant or the tenant's agent being present.
Room-by-room move-in checklist
For each item, write the condition in plain words (for example "carpet: two small stains by the window, 5 cm"), take a dated photo and note anything that does not work. Where an item ties to Alberta's Minimum Housing and Health Standards (MHHS, M.O. 57/2012), the section is shown.
Entrance, hallways and stairs
- Exterior door, frame, lock and deadbolt; doors and windows can be secured (MHHS s.3(a)).
- Smoke alarm between the bedrooms and the rest of the suite, or in the hallway serving them, tested and working (MHHS s.12).
- Stairs, handrails and guards in good repair (MHHS s.3(c)).
- Walls, ceiling, flooring, closet doors and light fixtures.
Living and dining areas
- Walls, ceiling and paint: marks, holes, cracks.
- Flooring: stains, burns, scratches, lifting edges (MHHS s.5).
- Windows: glass, seals, locks, blinds; storm sash or double glazing for winter; screens for fly season (MHHS s.2(b)).
- Outlets and switches working (MHHS s.11).
Kitchen
- Stove: every element, oven, light and fan. Fridge holds 4 °C, if the owner supplies it (MHHS s.14).
- Sink with hot and cold water, taps, drain and under-sink leaks.
- Cupboards, drawers and counters: doors, hinges, chips and burns.
- Dishwasher, microwave or other appliances, if supplied.
Bathrooms
- Toilet flushes and does not leak; basin and tub or shower drain (MHHS ss.6, 7).
- Hot water at the tap: 46 to 60 °C (MHHS s.9(a)).
- Fan or window ventilation (MHHS s.7(c)); caulking, grout and tiles; mould spots.
- Mirror, cabinet, towel bars.
Bedrooms
- An emergency window that opens from inside without tools, in buildings of 3 storeys or less (MHHS s.3(b)).
- Walls, flooring, closet, door and lock.
- Window opening or other ventilation (MHHS s.4).
Utility, laundry and outside
- Furnace or heat source works; habitable rooms and bathrooms can reach 22 °C (MHHS s.8(a)).
- Washer and dryer, if supplied; water heater for leaks.
- Balcony, yard, garage or parking stall, storage locker.
- Number of keys, fobs and remotes handed over; utility meter readings.
What if the tenant cannot attend?
The landlord may complete the inspection alone if they proposed 2 inspection times on different days, not holidays, between 8 a.m. and 8 p.m., and no adult tenant agreed to take part (s.19(3)). The landlord may offer the second time as a fallback if the first does not go ahead (s.19(4)). Use the s.4(5) statement on that report.
Frequently asked questions
Is there an official Alberta inspection form?
No. Alberta prescribes the statements a report must contain (AR s.4), not a form. Any report that describes the condition and carries those statements and signatures meets the rule.
Can the tenant disagree with the report?
Yes. The tenant signs the "disagree" statement and writes the reasons on the report (AR s.4(3)(b)(ii)). Keep your own photos too.
Do we inspect with furniture in the unit?
The report must say inspections should be done when the premises are vacant unless both sides agree otherwise (AR s.4(2)). An empty unit shows the most.
Who keeps the report?
The tenant gets a copy forthwith, and the landlord keeps one for at least 3 years after the tenancy ends (s.19(1), (6)).
Next steps
Give the tenant their copy the same day, file yours with the lease, and diary the move-out inspection for the end of the tenancy. When the tenancy ends, the deposit is due within 10 days; see Alberta security deposits and the Alberta tenant guide.
Tenon10 runs move-in and move-out inspection reports for Alberta rentals and tracks the deposit return date.
Alberta Move-In Inspection Checklist
Room by room, with the statements AR 211/2004 s.4 requires. Not an official government form.
Get Free PDF →Run your next move-in inspection in Tenon10
Room-by-room reports kept with the lease for the whole tenancy.
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