Quick answer. Alberta.ca is explicit that move-in and move-out inspection reports are MANDATORY, and 'landlords cannot make any deduction for damages or cleaning costs from the security deposit when the tenant moves out if the inspection report requirements have not been met.' The move-out inspection is the primary evidence for every deposit deduction. The 120-photo checklist: photograph every wall of every room, close-ups of any change from the move-in report, every appliance with model and serial visible, every fixture, every window and door, every floor, every ceiling, every closet, garage, storage, exterior features, keys returned, meters, and specific damage or deficiency items. Photos should be timestamped (smartphone with EXIF metadata), uploaded immediately to cloud storage the tenant cannot access, and cross-referenced with matched move-in report photos of the same locations. The tenant should be present or given two documented opportunities to attend; landlord alone with witness is acceptable if tenant refuses to attend. The signed condition report + photo set is the evidence base for RTDRS. Landlords with these two documents win most deposit disputes; landlords without them typically lose regardless of underlying damage. Sources: Alberta.ca Ending a Tenancy guidance (mandatory inspection reports), Alberta RTA move-out requirements, standard property management inspection practice.
The 120-Photo Checklist
Cover every area systematically. A typical 2-bedroom Calgary condo produces 80-100 photos; a single-family home 100-150. Better too many than too few.
Each Room (Living, Bedrooms, Kitchen, Bathrooms)
- Wide shot of the room from doorway.
- Each wall photographed straight-on (typically 4 shots per room).
- Floor from at least 2 angles.
- Ceiling from at least 2 angles.
- Any specific damage or condition change from move-in close-up.
- Windows and window coverings.
- Doors and doorframes.
- Any built-in fixtures (shelves, cabinets, closet interiors).
Kitchen Detail
- Each appliance close-up with any damage or wear documented.
- Countertops from multiple angles.
- Sink (interior and around fixtures).
- Backsplash if applicable.
- Cabinet interiors (open a sample of upper and lower cabinets).
- Fridge interior, freezer interior.
- Oven interior, stovetop.
- Dishwasher interior if applicable.
Bathroom Detail
- Tub or shower (interior tile, grout, caulking).
- Sink and vanity.
- Toilet (interior of tank and bowl if reasonable).
- Mirror and light fixture.
- Exhaust fan (visible from below).
- Floor tile and grout condition.
Utility and Storage
- Furnace and adjacent area.
- Water heater.
- Electrical panel (closed and open if accessible).
- Laundry room (washer, dryer, hookups).
- Storage areas (closets, storage rooms, garage).
Exterior (for SFH)
- Front exterior wide shots.
- Back exterior wide shots.
- Yard condition.
- Deck or patio.
- Garage interior and exterior.
- Any exterior damage close-up.
Move-Out Specifics
- Keys returned (photographed together, count visible).
- Utility meters (readings visible).
- Any items left behind by the tenant.
- Cleaning condition of critical areas (kitchen surfaces, bathroom fixtures, floors).
Timestamped and Cloud-Stored
Use a smartphone with EXIF metadata enabled (location and date/time on). Upload photos to cloud storage (Google Drive, Dropbox, or property management platform) IMMEDIATELY, not later that day. Cloud upload before leaving the property protects against phone loss and creates the timestamp evidence chain that RTDRS relies on. Store in a dated folder specific to the tenant and property (e.g., '2026-09-15 Move-Out — 123 Main St — Smith').
The Tenant Presence Requirement
Alberta.ca requires the landlord to offer the tenant TWO opportunities to attend the move-out inspection, on different days, between 8am and 8pm, on days that are not holidays. If the tenant does not attend both offered opportunities, the landlord can complete the inspection without the tenant present, ideally with a witness (another property manager, family member, or contractor). Document the offered inspection dates in writing and the tenant's response (or non-response).
The Comparison Against Move-In
The move-out inspection is only useful in comparison to the move-in inspection. For each area, compare:
- Move-in condition report notes and photos.
- Move-out condition report notes and photos.
- Documented changes: new scratches, holes, stains, damage that were not present at move-in.
For any deduction from the security deposit, be able to point to (a) the move-in photo showing the pre-existing condition, (b) the move-out photo showing the changed condition, and (c) the receipt or estimate for the repair cost. This three-part evidence chain is what defends the deduction at RTDRS.
Common Deduction Categories
See our full wear-and-tear vs damage guide at /blog/normal-wear-and-tear-vs-damage-alberta. Summary of what typically supports deduction: fist-sized or larger drywall holes, cigarette burns, pet stains through carpet padding, chipped or cracked countertops, broken windows or fixtures, missing fixtures, unauthorized paint requiring repainting, and deliberate destruction. What does NOT support deduction: small nail holes, faded paint from age, minor carpet compression from traffic, worn caulking.
Frequently Asked Questions
How long do I have to complete the move-out inspection?
Ideally the same day the tenant vacates. The 10-business-day deposit return window starts the day after the tenant vacates, so completing the inspection within 1-2 days of move-out allows time for repair estimates and the itemized statement.
What if the tenant refuses to sign the move-out report?
Document the refusal on the report, have a witness sign as observer, and take a photograph of the completed report showing the refusal note. This is not fatal but does shift some evidentiary weight and requires stronger corroborating photos.
Can I use the security deposit for standard turnover cleaning?
No. Standard turnover cleaning is a landlord operating cost, not deductible from deposit. Only ABOVE-standard cleaning (extreme conditions beyond ordinary tenant use) supports a partial deduction with documentation.
Does UrbanLease handle move-out inspections?
Yes. Every UrbanLease-managed tenancy includes a joint move-out inspection with 80-150 dated photos matched against the move-in inspection, itemized deduction statement within 10 business days, and full documentation for any RTDRS dispute. Property management services provided by Chabi.ca.
Bottom Line
The move-out inspection with 80-150 photos matched against the move-in inspection is the foundation of every deposit deduction. Alberta.ca is explicit that deductions cannot be made without the inspection reports. Landlords who do this thoroughly win most deposit disputes; landlords who skip it lose all deduction rights regardless of underlying damage. UrbanLease runs this workflow for owner clients under Chabi.ca.
Reviewed 2026-08-02. General information only. Deposit deductions must comply with Alberta RTA and are subject to RTDRS review.