Alberta Move-In Inspection: Why It Protects Your Deposit

Sections 19 and 20 of the Alberta Residential Tenancies Act require the landlord to conduct a written inspection with the tenant at the start of every tenancy (move-in) and again at the end (move-out). Section 19 covers the move-in; section 20 covers the move-out. Both are mandatory. Both must be documented on a signed report.

The consequence of skipping is significant. Without a move-in inspection report, the landlord loses the right to make deposit deductions for damage under section 46. Any damage claim will fail at RTDRS because there is no baseline to prove the damage was caused during the tenancy.

The process

1. 1
   Schedule the inspection.Either on move-in day or within a week. Do it before or immediately after the tenant takes possession.
2. 2
   Walk through the unit together.Landlord and tenant together, ideally in person.
3. 3
   Document every room.Kitchen, living room, bedrooms, bathrooms, laundry, storage, outdoor space.
4. 4
   Document every surface.Walls, floors, ceilings, doors, windows, blinds, appliances.
5. 5
   Note pre-existing damage.Scratches, chips, stains, dents, worn areas.
6. 6
   Take photos.Timestamped photos of anything noteworthy.
7. 7
   Both parties sign the report.Both keep a copy.

• •
  Property address and unit number.
• •
  Date and time of inspection.
• •
  Names of landlord (or representative) and tenant(s).
• •
  Room-by-room condition notes.Every room walked, every surface described.
• •
  Any pre-existing damage explicitly noted.
• •
  Appliance condition and function.Fridge, stove, dishwasher, washer, dryer, air conditioner if any.
• •
  Key and access card counts.How many keys handed over, garage remotes, key fobs.
• •
  Utility meter readings if the tenant pays direct.
• •
  Signatures of both parties.

Section 20 requires the landlord to offer the tenant a move-out inspection, ideally at the same time the tenant is delivering possession. The process mirrors move-in: walk through the unit together, note anything that has changed, take photos, both sign.

If the landlord refuses to do a move-out inspection, the tenant should document that refusal in writing (email is fine), take their own photos, and bring both to RTDRS if a deposit dispute arises. The landlord's refusal to inspect at move-out significantly weakens their damage claims later.

In 2026, most professional landlords use a digital inspection tool. SQRFT's leasing plan includes a timestamped inspection tool with photo attachments that meets the Alberta RTA requirements. Third-party apps like Zinspector, Happy Inspector, and others also work.

What a good digital inspection tool gives you

• •
  Timestamped photos.Immutable creation date proves when the photo was taken.
• •
  GPS-tagged location.Ties the photo to the property.
• •
  Digital signatures.Both parties sign on-device.
• •
  Room-by-room template.Ensures nothing is missed.
• •
  PDF export.For records and any future RTDRS filing.

1. 1
   Insist on a move-in inspection.If the landlord tries to skip it, ask in writing (email) and document the response.
2. 2
   Do your own walk-through and photograph everything.Even if the landlord refuses to inspect with you, do it yourself on move-in day and keep the photos.
3. 3
   Note every existing issue.Even minor ones. What looks minor now can look major at move-out.
4. 4
   Keep the signed report safe.Digital and paper copies.
5. 5
   Repeat at move-out.Request a move-out inspection well in advance of your move-out date.

• Alberta Residential Tenancies Act, RSA 2000, c R-17.1 (sections 19-20)
• Alberta.ca: Renting information
• Alberta RTDRS