In BC, a landlord must offer the tenant at least two opportunities for the move-out condition inspection (Residential Tenancy Act s.35(2)). The first can be any proposed date and time; if the tenant can't make it, the second must be given on the approved form, the RTB-22 Notice of Final Opportunity to Schedule a Condition Inspection (Residential Tenancy Regulation s.17).
Getting the scheduling right decides who keeps their rights to the deposit. This guide walks British Columbia landlords through the first offer, the tenant's counter-offer, filling in and serving the RTB-22, and what to do if nobody turns up.
At a glance
- Two opportunities for the move-out inspection, the second on the RTB-22 (RTA s.35(2); Regulation s.17).
- Between 8 a.m. and 9 p.m. unless you both agree otherwise (Regulation s.16(2)).
- Unit empty of the tenant's things, unless you agree on a different time (s.14).
- Tenant no-show twice? You may inspect alone, and the tenant's right to the deposit is extinguished (RTA ss.35(5), 36(1)).
- Report copy to the tenant within 15 days after the later of the inspection and the forwarding address (Regulation s.18(1)(b)).
BC Move-Out Inspection Scheduling Checklist
Offer both opportunities correctly so your deposit claim survives.
Get Free PDF →How do you make the first offer for a BC move-out inspection?
Propose one or more dates and times. In BC, Regulation s.17(1) requires the landlord to offer a first opportunity by proposing one or more dates and times, and s.16 requires both parties to try in good faith to agree on a date and time between 8 a.m. and 9 p.m. The inspection is done when the unit is empty of the tenant's possessions, unless you agree otherwise (s.14).
The first offer has no prescribed form, so put it in writing and keep a copy. A good first offer:
- Proposes a time on or after the day the tenant moves out, before a new tenant moves in (RTA s.35(1)).
- Remembers that the tenant must vacate by 1 p.m. on the last day unless you agree otherwise (s.37(1)), so an afternoon slot that day often works.
- Offers two or three choices, which makes a counter-offer less likely.
- Says the tenant may send an agent if they can't attend, as long as they tell you in advance (Regulation s.15).
What if the tenant can't make the first time?
The tenant may propose another time, and you must consider it before moving to the second opportunity (Regulation s.17(2)(a)). If you can agree on the tenant's time, hold the inspection then. If you can't, you must give a second opportunity, different from the first, on the approved form: the RTB-22 (s.17(2)(b)).
The RTB-22 explains this sequence on its face: it is used when the tenant is unavailable for the first offer and the landlord is unavailable for the tenant's counter-offer. Under Regulation s.15(3), you can't act as the tenant's agent for the inspection, so the tenant needs to attend or send someone else.
Filling in the RTB-22
| Field on the RTB-22 | What to enter |
|---|---|
| To the Tenant(s) | Each tenant's first, middle and last names |
| Rental unit address | Unit, street, city, province, postal code and phone |
| From the Landlord | Your name, or a business name in the last-name box |
| Proposed date and time | A date (DD/MM/YYYY) and a time between 8:00 a.m. and 9:00 p.m., different from the first offer |
| Signature | The landlord's signature |
How do you serve the RTB-22 in time?
Serve it by a method in RTA s.88 and allow for the day it is deemed received. In BC, a record sent by mail is deemed received on the fifth day after mailing, and one attached to the door or left in the mailbox or mail slot on the third day (s.90). Email to an address the tenant gave for service is deemed received on the third day (Regulation ss.43, 44).
The conservative approach is to propose a date that falls after the deemed-receipt date, with a little room to spare, so the tenant can't say they had no real chance to attend. Handing the notice to the tenant in person counts as received that day. Our guide to serving documents in BC covers each method and its timing.
What happens if the tenant doesn't attend either inspection?
You may do the inspection and complete and sign the report without them (RTA s.35(5)(a)). In BC, a tenant's right to the return of the security and pet damage deposits is extinguished if the landlord offered both opportunities properly and the tenant did not participate on either occasion (s.36(1)).
Even then, finish the job carefully. Complete the condition inspection report, and give the tenant a copy within 15 days after the later of the inspection and the day you receive their forwarding address in writing, using an s.88 service method (Regulation s.18). The same report form is used at move-in and move-out; see The BC Condition Inspection Report (RTB-27), Field by Field and the RTB-27 form page.
If the tenant has abandoned the unit
Section 35(5)(b) lets you inspect and sign the report alone if the tenant abandoned the unit, and the loss of the landlord's damage claim in s.36(2) does not apply in that case. Record the evidence of abandonment with the report.
Frequently asked questions
Do I have to use the RTB-22 for the first offer?
No. Regulation s.17(1) only requires you to propose one or more dates and times for the first opportunity. The approved form, the RTB-22, is required for the second opportunity.
Can the move-out inspection be in the evening?
Yes, up to 9 p.m. Regulation s.16(2) says it must be scheduled and conducted between 8 a.m. and 9 p.m. unless you both agree on a different time.
Can the tenant send someone else?
Yes. The tenant may appoint an agent to attend and sign the report, but must tell you in advance, and you can't be that agent (Regulation s.15).
What if the tenant attends but won't sign the report?
Both parties must sign (RTA s.35(4)), but the report has space for the tenant to disagree. Complete it, note the refusal, and give the tenant a copy within the Regulation s.18 time limit.
What if I have to cancel the inspection I proposed?
If you don't take part on either occasion, you lose the right to claim against the deposit for damage (RTA s.36(2)(b)). Reschedule with the tenant's written agreement, or send a new RTB-22, rather than simply not turning up.
BC Move-Out Inspection Scheduling Checklist
Offer both opportunities correctly so your deposit claim survives.
Get Free PDF →Conclusion
A BC move-out inspection is won or lost on scheduling. Make an early written first offer, consider the tenant's counter-offer, serve the RTB-22 with time to spare, turn up yourself, and give the report within 15 days. Do those five things and the deposit decision rests on the condition of the unit, not on a missed step.
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