British Columbia Security Deposit Return Letter

Under the *Residential Tenancy Act*, SBC 2002, c 78 (RTA) section 38, a landlord in British Columbia must return a tenant's security deposit (and any pet damage deposit) or provide a written itemized statement of deductions together with any remaining balance within 15 days after the later of (a) the end of the tenancy or (b) the date the landlord receives the tenant's forwarding address in writing. The maximum security deposit is one-half of one month's rent. Pet damage deposits are capped separately at one-half of one month's rent. Normal wear and tear may not be deducted. Interest accrues on deposits at the rate prescribed by regulation. Failure to comply within the 15-day window may result in the landlord being ordered to pay the tenant double the deposit amount plus costs., -

Part I, Pre-Move-Out Inspection Offer and Condition Record

British Columbia landlords are expected to document the condition of the rental unit at both move-in and move-out. Offering a joint inspection before the tenant vacates creates a contemporaneous record that protects both parties and reduces disputes before the Residential Tenancy Branch (RTB).

PRE-MOVE-OUT INSPECTION OFFER

DATE OF OFFER: [[Date of Offer]]

TO (TENANT):
[[Tenant Full Legal Name(s)]]
[[Tenant Forwarding Address or Current Address]]

RESIDENTIAL PREMISES:
[[Street Address, Unit Number]]
[[City]], British Columbia [[Postal Code]]

FROM (LANDLORD OR AUTHORIZED AGENT):
[[Landlord or Property Manager Full Legal Name]]
[[Landlord Mailing Address]]
Phone: [[Landlord Phone]] | Email: [[Landlord Email]]

Dear [[Tenant First Name(s)]]:

Your tenancy at the Premises is scheduled to end on [[Move-Out / Tenancy End Date]]. I am writing to offer you the opportunity to participate in a joint inspection of the Premises prior to you returning the keys. The purpose is to identify any items that may require cleaning or repair so that you may address them before vacating, potentially reducing or eliminating deductions from your security deposit of $[[Security Deposit Amount]] (capped at one-half month's rent of $[[Monthly Rent Amount]] at the start of tenancy) and any pet damage deposit of $[[Pet Damage Deposit Amount or 0]].

If you wish to schedule the inspection, please contact me no later than [[Inspection Request Deadline]].

A formal written accounting of your deposit(s), including any itemized deductions and return of any balance owing, will be provided within the statutory 15-day deadline after the later of the tenancy end date or receipt of your written forwarding address.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Legal Name]]
[[Title]]
[[Date Signed]], -

Part II, Security Deposit Return Letter (Full Return, No Deductions)

*Use this section when returning the full deposit with zero deductions.*, -

SECURITY DEPOSIT RETURN LETTER, FULL RETURN
PROVINCE OF BRITISH COLUMBIA
*Residential Tenancy Act*, SBC 2002, c 78, s. 38

DATE OF LETTER: [[Date of Letter]]

TO (TENANT):
[[Tenant Full Legal Name(s)]]
[[Tenant Forwarding Address]]
[[City]], British Columbia [[Postal Code]]

FROM (LANDLORD OR AUTHORIZED AGENT):
[[Landlord or Property Manager Full Legal Name]]
[[Landlord Mailing Address]]
Phone: [[Landlord Phone]] | Email: [[Landlord Email]]

RE: Return of Security Deposit and Pet Damage Deposit, [[Rental Property Address]], [[City]], British Columbia [[Postal Code]]

Dear [[Tenant First Name(s)]]:

Your tenancy at [[Rental Property Address]], [[City]], British Columbia [[Postal Code]] terminated on [[Tenancy End Date]]. You returned all keys, access devices, and possession on [[Key Return Date]]. You provided your forwarding address in writing on [[Forwarding Address Receipt Date]].

After inspection against the signed move-in condition inspection report and photographs, no deductions are being made. Ordinary wear and tear was observed but is not chargeable under the RTA.

Interest on the deposit(s) has been calculated at the prescribed rate and is included in the amount returned (or noted separately if applicable).

Enclosed (or transferred) is payment in the amount of $[[Total Balance Returned]] payable to [[Tenant Full Legal Name(s)]], representing the full and final return of your security deposit and pet damage deposit.

This letter constitutes the landlord's complete written accounting and return of your deposit(s) as required by section 38 of the *Residential Tenancy Act*.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Legal Name]]
[[Title]]
[[Date Signed]]

Payment Method / Reference: [[Cheque Number, E-Transfer Reference or Direct Deposit Confirmation]]
Date of Payment: [[Payment Date]]

Enclosures:
- [ ] Payment confirmation in the amount of $[[Total Balance Returned]]
- [ ] Copy of signed move-in / move-out condition inspection report
- [ ] Dated photographs (move-in and move-out), available upon request, -

Part III, Security Deposit Return Letter with Itemized Deductions

*Use this section when deductions are being applied. Provide a separate itemized statement and attach supporting evidence.*, -

SECURITY DEPOSIT RETURN LETTER, ITEMIZED STATEMENT OF DEDUCTIONS
PROVINCE OF BRITISH COLUMBIA
*Residential Tenancy Act*, SBC 2002, c 78, s. 38

DATE OF LETTER: [[Date of Letter]]

TO (TENANT):
[[Tenant Full Legal Name(s)]]
[[Tenant Forwarding Address]]
[[City]], British Columbia [[Postal Code]]

FROM (LANDLORD OR AUTHORIZED AGENT):
[[Landlord or Property Manager Full Legal Name]]
[[Landlord Mailing Address]]
Phone: [[Landlord Phone]] | Email: [[Landlord Email]]

RE: Security Deposit Accounting and Return, [[Rental Property Address]], [[City]], British Columbia [[Postal Code]]

Dear [[Tenant First Name(s)]]:

Your tenancy at [[Rental Property Address]], [[City]], British Columbia [[Postal Code]] terminated on [[Tenancy End Date]]. You vacated the Premises and returned all keys and access devices on [[Key Return Date]]. You supplied your forwarding address in writing on [[Forwarding Address Receipt Date]].

Under section 38 of the *Residential Tenancy Act*, the landlord must return the security deposit (and pet damage deposit) or deliver a written itemized statement of any deductions plus any balance within 15 days after the later of (a) the date the tenancy ends or (b) the date the landlord receives the tenant's forwarding address in writing. This letter and the enclosed accounting fulfill that obligation.

If the landlord neither returns the deposit(s) nor files for dispute resolution within the 15-day period, you may apply to the Residential Tenancy Branch for an order requiring the landlord to pay you double the amount of the deposit(s) that should have been returned., -

Section A, Deposit Summary

Note: Deposits were capped at one-half of one month's rent per RTA s. 19. Interest at the prescribed rate is included where applicable. Tenant may not apply deposit as last month's rent., -

Section B, Itemized Deductions

Permissible Deductions Only (RTA s. 38 and related provisions):

1. Unpaid rent that is lawfully due and owing at the end of the tenancy.

2. Cleaning costs that exceed normal departure cleaning and are required to return the Premises to the condition at the start of the tenancy (excluding ordinary wear and tear).

3. Repair or replacement costs for damage to the Premises, fixtures, or appliances that exceeds ordinary wear and tear and was caused by the tenant, occupants, or guests.

Ordinary wear and tear is expressly not deductible. Ordinary wear and tear includes minor scuffs on walls or floors, small nail holes from hanging pictures, carpet indentations from normal furniture use, gradual fading from sunlight, and minor marks from everyday residential living.

Itemized Deduction Schedule:

Section C, Forwarding of Balance and Supporting Materials

The balance of $[[Deposit Balance Returned]] is enclosed (or has been transferred) by:

Method: [[Cheque #[[Check Number]] / E-Transfer Reference / Other]]
Payable to: [[Tenant Full Legal Name(s)]]
Date Issued: [[Payment Date]]

Supporting documents attached to this letter (or available upon written request within a reasonable time):

1. Copy of the signed move-in condition inspection report.
2. Copy of the move-out condition inspection report (or notes from joint inspection).
3. Dated photographs or video taken at move-in and move-out.
4. All receipts, invoices, or written estimates supporting deductions over any applicable threshold.
5. Calculation of any interest paid on the deposit(s)., -

Tenant Rights and Dispute Resolution

If you dispute any deduction or the amount returned:

• Contact the landlord in writing within a reasonable time with your reasons and any evidence.
• You may apply for dispute resolution through the Residential Tenancy Branch (RTB) using the online portal or forms at gov.bc.ca/rtb.
• If the landlord missed the 15-day deadline without filing for dispute resolution, you may request an order for double the deposit amount under RTA s. 38.1.

Landlord contact for questions: [[Landlord Phone]] | [[Landlord Email]], -

Signatures

LANDLORD / AUTHORIZED AGENT

Signature: _______________________________ Date: [[Date Signed]]

Printed Name: [[Landlord or Property Manager Full Legal Name]]

Title: [[Title, e.g. Property Manager / Landlord]], -

*This document is a template example, not professional legal advice. All figures, deadlines, and procedures must be verified against the current Residential Tenancy Act and any applicable RTB rules or guidelines for your specific situation. Laws and prescribed interest rates are current as of June 2026.*

Sources:
- Residential Tenancy Act, SBC 2002, c 78, ss. 19, 24, 38, 38.1, 39 (as of June 2026).
- Residential Tenancy Branch guidance on deposits and condition inspections.
- Prescribed interest rate published by regulation (verify current rate at time of payment).

Enclosures Checklist (mark as applicable):
- [ ] Payment confirmation / cheque
- [ ] Move-in condition inspection report
- [ ] Move-out condition inspection report / photos
- [ ] Receipts and invoices for all deductions
- [ ] Interest calculation worksheet
- [ ] Copy of this letter for tenant records