Alberta Damage Deposits & Move-Out Inspections: A Plain-Language Guide
What landlords and tenants in Alberta need to know about security deposits, inspection reports and deductions at move-out.
Quick summary: In Alberta the landlord must return the security deposit with interest, or give a written statement of deductions, within 10 days after the tenant leaves. Deductions can only be for damage beyond normal wear and tear, unpaid rent or similar costs, and you need signed move-in and move-out inspection reports to claim damage.
The inspection reports
Alberta requires a move-in inspection report and a move-out inspection report. Both landlord and tenant should attend and sign. Without them, a landlord generally can't deduct for damage. Do the move-out inspection on or near the last day, after the tenant has cleaned and removed everything.
The 10-day rule
Within 10 days after the tenant vacates, the landlord returns the deposit with interest, or sends a written statement of account listing each deduction and the balance. If the exact cost isn't known yet, an estimate can be used, followed by a final statement. Check the current rules in Government of Alberta: Ending a tenancy.
Wear and tear vs damage
| Usually normal wear | Usually damage |
|---|---|
| Faded or lightly scuffed paint | Holes, gouges, crayon or marker on walls |
| Carpet worn in walkways | Burns, pet stains, large tears |
| Loose door handles from use | Broken doors, punched drywall |
| Small nail holes from pictures (depending on the lease) | Many large anchors or TV mount holes |
| Minor grout discolouration | Unit left dirty, garbage left behind |
Age matters too. Paint and carpet have a useful life, so charging a tenant the full cost of new carpet that was already ten years old is hard to justify.
Cleaning at move-out
Tenants are generally expected to leave the unit as clean as it was at move-in. If it's left dirty, reasonable cleaning costs can be deducted with receipts. A documented move-out clean with dated photos protects both sides.
Records that win disputes
- Signed move-in and move-out reports
- Dated photos of each room at both inspections
- Invoices or quotes for each repair you deduct
- The written statement of account, and proof of when you sent it
Disputes go to the Residential Tenancy Dispute Resolution Service or the courts. Our turnover condition reports separate wear from damage with photos and repair costs for exactly this reason.
This guide is general information, not legal advice.
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Frequently asked questions
How long does a landlord have to return a deposit in Alberta?
10 days after the tenant vacates, either the deposit with interest or a written statement of deductions.
Can a landlord keep the deposit for cleaning?
Reasonable cleaning costs can be deducted if the unit was left dirtier than at move-in, with the cost shown on the statement.
What if there was no move-in inspection?
Without signed inspection reports, a landlord generally cannot deduct for damage.
Is normal wear and tear deductible?
No. Only damage beyond normal wear and tear.
Where do Alberta deposit disputes go?
To the Residential Tenancy Dispute Resolution Service (RTDRS) or the courts. Signed inspection reports and dated photos are the key evidence.
Last updated November 4, 2026. More answers on our FAQ page.