Check direct-request eligibility first
The tenancy must have ended and the landlord must have received the tenant's forwarding address in writing. The landlord generally has 15 days after the later of those two events to return the deposit with applicable interest or apply to the RTB to retain it. The Province directs tenants to wait 20 days after the tenancy has ended and the forwarding address was provided before starting a direct request, allowing additional time for delivery. The tenant must have given the written forwarding address within one year after the tenancy ended. A direct request is not appropriate for every deposit dispute; for example, an existing RTB order, a disputed landlord claim or missing required documents may require a participatory hearing.
Complete all five sections of RTB-40
- Section 1 — Key applicant information: Primary tenant's name and the former rental unit or site address.
- Section 2 — Deposit calculations: For each security and pet damage deposit, enter the amount and date paid, any deduction authorized by the tenant or arbitrator, any amount already returned and the remaining amount requested. For each: deposit paid minus permitted deduction minus amount repaid = amount claimed.
- Section 3 — Tenancy information: Explain how and when the tenancy ended, the effective end date and the date you actually vacated. Give the details requested rather than only checking a box.
- Section 4 — Condition inspections: Answer separately about move-in and move-out inspection opportunities, attendance and whether a written report was received. Explain any missed inspection or missing report.
- Section 5 — Declaration: Read the declarations about the accuracy of information, deposits paid, and prior monetary orders, then have the primary applicant or authorized agent sign and date the form.
Evidence checklist
Include the signed tenancy agreement, proof of each deposit paid (for example, receipts or e-transfer records), proof of any partial return, the written forwarding-address notice and its proof of delivery, and condition inspection information. The RTB's February 2026 checklist requires the agreement's landlord signatures to support the direct-request process. If signatures or other qualifying documents are missing, a hearing may be required instead.
Double-deposit claims and common mistakes
BC law can permit an order for double the eligible portion of a wrongfully retained deposit in qualifying circumstances; that is a legal remedy, not permission to enter fabricated deposit amounts in RTB-40. Record actual deposit figures and deductions accurately. Common mistakes include applying too early, omitting written forwarding-address proof, forgetting partial repayments, leaving inspection explanations blank and using the worksheet alone without RTB-12T-DR.