1. The Problem: The “Extinguishment” Trap
Many landlords assume: “If the tenant damages the unit, I keep the deposit.” In British Columbia, this is legally risky. Your right to claim against the deposit for damage is often conditional on following the condition inspection process exactly.
What “Extinguishment” Means (Plain English)
Under the Residential Tenancy Act, if required inspection steps are not met, the landlord’s right to claim against the security deposit (and/or pet damage deposit) for damage can be extinguished (void). This is closely tied to the inspection rules in sections 23–24 and 35–36.
2. Mechanism: The Move-In Inspection Protocol
2.1 Scheduling: The Two-Opportunity Rule (RTB-22)
You must attempt to schedule in good faith and provide at least two opportunities for the tenant to participate, within the prescribed hours (unless both agree otherwise). When the first offer fails, use RTB-22 for the second and final opportunity.
2.2 Conducting the Inspection (RTB-27)
- Unit must be empty and cleaned (best evidence baseline).
- Go room-by-room: walls, floors, windows, doors, appliances, plumbing fixtures.
- Write specific observations: “3cm gouge on hallway baseboard” beats “scratched.”
- Take wide photos + close-ups of defects (date-stamped if possible).
- Both parties sign. If a party refuses, write “Refused to sign” and continue.
2.3 Deadline: Provide Copy Within 7 Days
The RTB-27 form instructions state the landlord should give a signed copy immediately if possible, and otherwise must provide a signed copy within 7 days of the inspection.
3. Mechanism: The Move-Out Inspection Protocol
3.1 Compare to Baseline (Not to Your Memory)
- Bring the original move-in RTB-27 and compare line-by-line.
- Only claim new damage (not pre-existing condition, not wear and tear).
- Take photos with the same angles as move-in when possible.
3.2 Scheduling Again: Two Opportunities Apply
Move-out inspection scheduling follows the same concept: offer opportunities, document offers, and use RTB-22 where required to prove you complied with the final opportunity process.
3.3 Deadline: Provide Copy Within 15 Days (Rule-Based)
Move-out inspection copy timelines are commonly described as 15 days in guidance materials, with specific rules in legislation and regulation depending on the inspection date and forwarding address delivery.
4. Wear and Tear vs Damage (Policy Guideline 1)
The RTB and BC Government guidance distinguish normal wear and tear (landlord responsibility) from damage (tenant responsibility). Use Policy Guideline 1 as your decision framework.
| Item | Wear & Tear (Landlord Pays) | Damage (Tenant Pays) |
|---|---|---|
| Walls | Minor scuffs; small number of nail holes | Large holes (drywall anchors); gouges; crayon/marker |
| Paint | Fading; aging; peeling due to age | Unauthorized repaint; heavy smoke staining; intentional marks |
| Floors | Worn traffic paths in carpet | Cigarette burns; pet urine stains; ripped linoleum |
| Cleaning | Reasonably clean (broom swept) | Oven heavily soiled; grease build-up; mold in fridge |
| Blinds | Faded cords; sticking mechanism from age | Torn slats; missing parts; pet chewing |
5. Useful Life (Depreciation) — Policy Guideline 40
Even when there is damage, compensation is often reduced based on the remaining useful life of the item. Policy Guideline 40 explains how useful life affects claims. For example, third-party summaries commonly reference carpet useful life around 10 years and interior paint around 4 years, and RTB resources often apply depreciation logic rather than “brand new replacement.”
Simple Depreciation Example (Carpet)
If carpet useful life is 10 years and the carpet was already 8 years old at move-out, the remaining life is ~20%. A claim for full replacement is likely to be reduced.
6. Failure Point: Common Landlord Mistakes
6.1 The “Casual Walkthrough”
Scenario: Landlord says “looks good” and hands keys. No RTB-27.
6.2 The “Text Message Invite”
Scenario: One casual text offer. Tenant can’t attend. Landlord inspects alone without RTB-22.
6.3 The “Upgrade Claim”
Scenario: Tenant damages an older carpet. Landlord claims full brand-new replacement cost.
6.4 The “Late Copy”
Scenario: Inspection is done but landlord forgets to provide the signed copy within required time.
7. Top 20 Common Questions: Inspections in BC
References & Official Sources
- Residential Tenancy Act (BC Laws) — inspection duties and consequences
https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/02078_01See: Sections 23–24 and 35–36 (inspection requirements and extinguishment consequences). - Residential Tenancy Regulation (BC Laws) — scheduling window
https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/10_477_2003See: scheduling between 8am–9pm unless both parties agree otherwise. - RTB-27: Condition Inspection Report (Official Form PDF)
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/residential-tenancies/forms/rtb27.pdf - RTB-22: Notice of Final Opportunity to Schedule a Condition Inspection (Official Form PDF)
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/residential-tenancies/forms/rtb22.pdf - RTB Policy Guideline 17: Security Deposits and Set Off
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/residential-tenancies/policy-guidelines/gl17.pdf - RTB Policy Guideline 1: Landlord & Tenant — Responsibility for Residential Premises
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/residential-tenancies/policy-guidelines/gl01.pdf - RTB Policy Guideline 40: Useful Life
https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/residential-tenancies/policy-guidelines/gl40.pdf - TRAC: Condition Inspection Reports (plain language deadlines & process)
https://tenants.bc.ca/your-tenancy/condition-inspection-reports/ - BC Gov: Tenancy forms directory
https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies/calculators-and-resources/tenancy-forms