When to give RTB-22
The landlord and tenant must first try in good faith to agree on a reasonable inspection time. The landlord proposes an initial date or dates; if the tenant cannot attend, the tenant may propose an alternative, which the landlord must consider. If they still cannot agree, the landlord uses RTB-22 to offer a different second opportunity. A landlord should not skip the first scheduling attempt and immediately treat RTB-22 as the only opportunity.
Choose a lawful and reasonable inspection time
Condition inspections are generally scheduled between 8 a.m. and 9 p.m. unless both parties agree to another time. The parties must consider any known reasonable limits on the other's availability. Arrange the move-in inspection at the start of the tenancy, including the relevant circumstances when a pet is first permitted, and the move-out inspection when the tenant vacates. Except where both parties agree otherwise, the unit should be empty for an accurate inspection.
What to enter and how to serve it
- Identify the landlord, tenant and complete rental property address.
- Mark whether this is the final opportunity for a move-in or move-out condition inspection, and enter the proposed date, time and meeting location.
- Keep the written first invitation, any counterproposal, the completed RTB-22 and proof of how and when the final notice was given.
- Deliver the notice by a permitted method and take account of the legal service and deemed-receipt rules. The mere act of preparing a notice does not establish that the tenant received it.
If the tenant cannot attend
A tenant can have someone else attend as an agent if they give the landlord the agent's name in writing before the inspection. The landlord can also appoint an agent, with written notice to the tenant. Record whether anyone attended and finish the condition inspection report accurately, allowing any attending tenant or agent to note disagreement.
Why the second opportunity matters for deposits
Under the Residential Tenancy Act, a tenant may lose the right to the return of a security or pet damage deposit if the landlord properly offered the required inspection opportunities and the tenant did not participate in either opportunity. A landlord's failure to offer the required opportunities or complete the inspection/report requirements can also affect the landlord's right to claim against the deposit for damage. Deposit consequences depend on compliance with the complete statutory process, not merely possession of a completed RTB-22.
Report-copy deadlines are separate
The landlord must give a signed move-in condition report within 7 days of inspection. For move-out, the report must be provided within 15 days after the later of the inspection date and receipt of the tenant's written forwarding address. RTB-22 is a scheduling notice; it is not proof that the report-copy duties were met.