Move-in and move-out pest documentation for BC rentals

Why pest documentation at move-in matters

The condition inspection report under RTA Section 23 is required at the start of every tenancy. It establishes the pre-tenancy condition of the unit — and it's the landlord's primary documentary defence for deposit deductions at move-out. If the condition report is silent on pest evidence at move-in, the landlord cannot credibly argue that pest-related damage at move-out was tenant-caused. From the tenant's perspective: if you move into a unit and find mouse droppings in a kitchen cabinet that weren't mentioned in the landlord's condition report, document them immediately. That documentation protects you from later claims and establishes that the landlord had a pre-existing pest issue.

Move-in pest inspection: what to check

How to

Rental unit move-in pest inspection

A room-by-room pest inspection protocol for BC tenants at move-in — takes 30–45 minutes and creates the documentary baseline for the entire tenancy.

1
Kitchen — cupboards and under-sink
Open every cabinet and drawer. Look along the edges and in the corners for mouse droppings (small, dark, 3–6 mm), cockroach droppings (smaller, dark smears or specks), and dead insects. Under the sink: check for moisture stains (pest attractant) and gaps around pipe penetrations. Photograph any evidence found. If the cupboards are clean, photograph them anyway — the date-stamped photo proves the clean baseline.
2
Kitchen — appliances and behind
Pull the stove and refrigerator away from the wall if possible. Check behind and below for droppings, grease accumulation (cockroach harborage), and entry-point gaps. Stove drip pans with old food residue are a cockroach resource. Photograph the spaces behind appliances.
3
Bathroom — drains and moisture
Check the drain for bio-film buildup (drain fly breeding site) and around the base of the toilet and under-sink cabinet for moisture stains or pest evidence. Bathroom fan functionality matters — confirm it works and exhausts outside the unit.
4
Bedrooms and living areas — baseboards and furniture
Check along all baseboards for droppings or evidence of activity. Look under any remaining furniture and in closets. For bed bug concern specifically: inspect the mattress if one is provided, checking seams and tufts for dark spotting, shed casings, or live insects.
5
Storage, basement, crawlspace access
If there is a storage room, basement, or crawlspace accessible from the unit, inspect it for rodent evidence (gnaw marks on wood, droppings, grease rub-marks along walls, evidence of nesting in stored materials). These areas have the highest rodent-activity density in older Metro Vancouver rental units.
6
Document structural gaps
Note and photograph any visible structural gaps: around pipe penetrations under sinks, at the base of exterior walls, at utility penetrations in the floor, at door-bottom seal condition. These are the entry points for rodents. If you see them at move-in, they are pre-existing — note them in the condition report as items the landlord should address.

What to include on the condition report

The RTA Section 23 condition inspection report should note, for pest purposes: any visible pest evidence (describe precisely: location, type, approximate quantity); any structural gaps that constitute potential pest entry points; any moisture damage that creates pest-attractant conditions; the condition of all cupboard interiors (noting cleanliness or pre-existing staining). If the landlord's version of the form doesn't include these items, add them as written notes on the form and request they be included in the signed copy. Your signed copy of the move-in report is a key exhibit if a pest dispute arises later.

Move-out inspection: documenting the final state

At move-out, you have the same right to a condition inspection under RTA Section 24. The move-out inspection is your protection against wrongful deductions — including pest-related ones. Before the inspection: thoroughly clean the unit, including inside all cabinets (emptied) and under all appliances. If there has been any pest activity during your tenancy, document your cleaning efforts. During the inspection: walk through each room with the landlord (or their agent), note any differences from move-in, and ask the landlord to specify anything they are noting as damage or a change in condition. If the landlord notes pest-related issues, ask what evidence they have that it was tenant-caused (not pre-existing or building-environment-caused).

Frequently asked questions

What if the landlord refuses to do a condition inspection?+

A landlord's refusal to conduct or allow a condition inspection under RTA Sections 23–24 has a specific consequence: the landlord loses the right to claim for damage beyond normal wear and tear, including pest damage. Document the refusal in writing and proceed with your own documented inspection.

Should I hire a pest professional to inspect at move-in?+

For units in older buildings (pre-1990) or buildings with known pest history, a $150–200 professional inspection is a worthwhile investment. A pest professional's written report at move-in creates an expert-level baseline that is much stronger than a tenant's own photos if a dispute arises.

I found mouse droppings after move-in but didn't note them at the inspection. What now?+

Document immediately with dated photos and send a written report to your landlord. The report establishes the date you first observed evidence. If the droppings were fresh (indicating recent activity), the fact that they appeared after move-in doesn't mean they were tenant-caused — a structural entry point is the likely cause. A pest professional's inspection report identifying the structural entry point is very strong evidence here.