BC Deposit Return Demand — Residential Tenancy Act s.38

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Researched by A. R. Alsaedi, Head Researcher

Primary sources cited; not legal advice.

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Your tenancy

Tell us the basics. The 15-day clock under RTA s.38(1) runs from the LATER of tenancy end or your written forwarding address. The s.38(6) doubling penalty is the main leverage here.

This letter will cite

BC Residential Tenancy Act (SBC 2002, c.78) ss.19(1), 20, 23, 24, 35, 36, 37, 38(1), 38(6), 39, 58-60, 77, 84, 85; LPA s.15(1)(a) self-representation

Your letter cites s.38(1) (15-day rule), s.38(6) (doubling penalty — both prongs), and signals the RTB Direct Request (RTB-12T-DR) or Participatory Hearing (RTB-12T-PT) at tenancydispute.gov.bc.ca.

Confirm tenancy in BC

Rental property address (line 1, including unit)

Tenancy start date

Tenancy end date (when you moved out / surrendered possession)

Monthly rent (CAD)

Security deposit amount paid (CAD)

Under s.19(1), the security deposit may not exceed half of one month's rent.

Pet damage deposit paid (CAD) — if any

Under s.19(1), the pet damage deposit (where charged) is a SEPARATE half-month maximum — so total deposits may reach one full month's rent. No pet damage deposit is allowed for a certified guide dog or service dog under s.18 + Guide Dog and Service Dog Act.

Did you provide a written forwarding address to the landlord?

Yes — used Form RTB-47 (Tenant Notice of Forwarding Address)Yes — other written notice (email, letter, text) with proof of deliveryNo — not yet (you should provide this in WRITING NOW; the 15-day clock under s.38(1) does not run until landlord receives written forwarding address; under s.39 you lose deposit-recovery rights if address not given in writing within 1 year of tenancy end)

Best practice: use Form RTB-47 and send by registered mail or hand-deliver with witness. The 15-day clock under s.38(1) runs from the LATER of tenancy end or landlord's receipt of your forwarding address.