What if my landlord didn't do an inventory or move-in inspection?

It is a written record of the condition of the unit when the tenancy starts, usually room by room, signed by the landlord and the tenant. A matching report at move-out lets both sides see what changed. In Canada this is what people usually mean by an inventory.

In Alberta, British Columbia and PEI (for tenancies starting on or after April 8, 2023), yes. In Manitoba, only if you or the landlord asks. In Saskatchewan, Ontario, New Brunswick, Nova Scotia and Newfoundland and Labrador, it is not required, though the governments in New Brunswick, Nova Scotia and Newfoundland and Labrador recommend one.

In Alberta, no: a landlord cannot deduct for damage without the inspection reports, though unpaid rent can still be taken. In British Columbia, the landlord loses the right to claim against the deposit for damage, but can still file a separate monetary claim. In PEI, the Director may draw an adverse inference against the landlord. In the other provinces we found no automatic bar, so the landlord has to prove the damage and you can answer with your own photos and records.

Yes, as advice. Photograph or film each room, note existing damage in writing, date everything and send it to the landlord by email or text. It does not replace the landlord's report where one is required, but it is evidence of what the unit looked like.

In Alberta, within one week before or after move-in, and again within one week before or after move-out. In British Columbia, on the day the tenant is entitled to possession, with the report copy due within 7 days after the move-in inspection. In PEI, on the day the tenant is entitled to possession or another day you both agree, and the landlord must offer at least two reasonable opportunities. In Manitoba, when a report is requested, on or before the date the tenancy begins. In the other provinces we found no deadline, though Nova Scotia's standard lease recommends doing it within 7 days after the start of the tenancy.

It is not too late to protect yourself. Photograph the unit now, send the landlord a dated list of anything that was already worn or damaged, and ask in writing to complete a report together. Where the report is required, the landlord's failure to complete one can count against the landlord (see the table). Be honest about what has changed since you moved in.

In Alberta, British Columbia and PEI, yes: the same rules apply at move-out. In Manitoba, both sides must inspect at the end if either side asked for a report. Elsewhere it is optional, but a move-out record is what the landlord and tenant compare against the move-in one.

No. In each of the nine provinces covered here, a tenant is not responsible for reasonable wear and tear. Alberta bars any deduction for it from the deposit (section 46(5)), and in Nova Scotia a claim against the deposit must not include it (section 12A(3)). British Columbia (section 37(2)), Saskatchewan (section 51) and PEI (section 39(2)) require you to leave the unit reasonably clean and undamaged except for reasonable wear and tear. In Newfoundland and Labrador, claims for damage are depreciated by the age of the item. See what is considered normal wear and tear.

You have to leave it clean to the province's standard. British Columbia, Saskatchewan and PEI require the unit to be left reasonably clean at move-out, Alberta requires you to keep it reasonably clean during the tenancy (section 21(f)), and Manitoba, Ontario, New Brunswick and Nova Scotia use an ordinary-cleanliness standard. In Alberta, the landlord can deduct for cleaning only if you agreed to it. See can a landlord charge for cleaning for the rules in your province.

Each province has a tenancy office: the Residential Tenancy Dispute Resolution Service in Alberta, the Residential Tenancy Branch in British Columbia, the Residential Tenancies Branch in Manitoba, the Office of Residential Tenancies in Saskatchewan, the Landlord and Tenant Board in Ontario, the Tenant and Landlord Relations Office in New Brunswick, the Residential Tenancies Program in Nova Scotia, the Rental Office in PEI and the Residential Tenancies Office in Newfoundland and Labrador. See what to do when your landlord won't return your deposit for the steps.

Where a report is required or requested, both sides are expected to take part and sign. In British Columbia the landlord must have both sign and give you a copy, and if the landlord offered two inspection times and you attend neither, you can lose the right to the return of the deposit. In PEI (for tenancies that started on or after April 8, 2023) both sign the report on Form 5 and you get a copy, but if you skip both offered times the landlord can inspect alone and must give you a signed copy. In Alberta the landlord can also inspect alone after two offers, and in Manitoba, when a report is requested, both sign and date it.

In Saskatchewan, Ontario, New Brunswick, Nova Scotia and Newfoundland and Labrador we found no legal requirement for a report, so signing one is your choice. SQRFT advice, not law: read the report in each room before you sign, write any disagreement on it or in an email the same day, attach dated photos and keep your own copy.

In Alberta, British Columbia and PEI the landlord must complete a written report and give you a copy, and in Manitoba the landlord must do so if either side requested one. In Alberta the report is due right after the inspection, and a landlord who has not met the report rules cannot deduct for damage from the deposit. In British Columbia the move-in copy is due within 7 days, and a landlord who does not complete the report and give you a copy loses the right to claim against the deposit for damage. In PEI (for tenancies that started on or after April 8, 2023) the landlord completes Form 5 and you get a copy, and the Director may draw an adverse inference against a landlord who did not comply.

In the other provinces we found no legal requirement for a written report. Newfoundland and Labrador government policy advises a tenant whose landlord will not complete one to fill one out in front of a witness who signs it. SQRFT advice, not law: a walkthrough with nothing in writing is hard to rely on later, so write down what you saw in each room, date it, email it to the landlord and ask for a reply, and add dated photos.