RTB-12T-DR – Tenant’s Application for Direct Request for Return of Security and/or Pet Damage Deposit

Jurisdiction: Canada | Province: British Columbia

What is an RTB-12T-DR – Tenant’s Application for Direct Request for Return of Security and/or Pet Damage Deposit?

This form lets you ask the tribunal to order your landlord to return your security deposit and/or pet damage deposit without a full hearing. It is a streamlined “Direct Request” process. You use it after your tenancy has ended and you have given your forwarding address in writing. If the landlord did not return your deposit within the legal timeline, this form is the fastest path to get it back.

Tenants and former tenants typically use this form. You can file it yourself or authorize someone to file it for you. If you shared the tenancy with others, you can file together. The deposit usually belongs to all named tenants, so it is best to include every tenant on the agreement as applicants or explain why not.

You would need this form if your landlord has not returned your deposit within 15 days of getting your forwarding address in writing. That 15-day deadline is strict. The landlord must either return the deposit (with interest), get your signed consent to keep some or all of it, or file their own application to keep money from it. If none of that happened, you can go straight to this Direct Request. You do not need a full hearing if you meet the Direct Request criteria.

Typical usage scenarios include these situations. You moved out on the agreed date. You did the move-out inspection. You emailed your forwarding address on your last day. The landlord says they will “look into it” but nothing arrives. Two weeks pass. You have no signed agreement to allow deductions. You have no notice that the landlord filed anything. You can apply by Direct Request.

Another common situation is when the landlord claims they never got your address. You actually emailed and texted it the day you moved. You kept proof. After 15 days, you can apply. You attach screenshots and delivery confirmations to show that you sent your address.

You may also use this form if the landlord made deductions without your written consent and without filing their own application. For example, they kept the entire deposit to cover cleaning. You did not sign any consent. They did not file within the 15-day window. You can apply for the full deposit, plus interest, plus the application fee.

The form covers both deposits. A security deposit is usually up to half a month’s rent. A pet damage deposit is separate and is also usually up to half a month’s rent. You can claim one or both, depending on what you paid and what has not been returned.

The Direct Request process is designed for clear, document-based cases. You file the form. You attach evidence that hits the key points: the tenancy ended, you gave your forwarding address in writing, and the landlord missed the deadline. If everything fits, a decision can issue without a live hearing.

When Would You Use a RTB-12T-DR – Tenant’s Application for Direct Request for Return of Security and/or Pet Damage Deposit?

You use this form after the tenancy ends and after you have provided your written forwarding address. You wait 15 days. If you still have no refund, no signed deduction agreement, and no notice that the landlord applied for dispute resolution, you file this form.

Tenants use it when a landlord delays or ignores the return. It also fits when the landlord promises a payment that never arrives. You do not need to wait beyond 15 days. If the landlord did not act within that time, you can file on day 16.

Former tenants use it when there is a disagreement about deductions. If you never signed a written consent and the landlord did not file their own application within 15 days, deductions are not permitted through self-help. You can ask for the full deposit back.

You can use it if there was no move-out inspection. The law puts the inspection duty on both parties. If the landlord failed to complete the inspection and did not get your consent, they cannot keep your deposit. After 15 days with no return and no application, you may apply.

You may also use it if you gave your forwarding address before the tenancy ended. Forwarding the address in writing triggers the 15-day clock once the tenancy ends. You can include proof that the landlord had the address during the last days of the tenancy.

This form is not the right path if your claim is complex. If you also want compensation for other issues, like loss of use or bad faith conduct, you should consider a standard application instead. Direct Request is for the straightforward return of deposits. It is not for damage claims, rent abatements, or broader monetary disputes. If your case involves multiple issues, the tribunal may convert the application to a standard hearing.

If the landlord has already filed their own application within the 15-day window to keep all or part of the deposit, Direct Request will not apply. In that case, your issue will be decided in that hearing. If you signed a written agreement allowing the landlord to keep part of the deposit, Direct Request may also not apply unless you challenge the validity of that agreement in a standard process.

Legal Characteristics of the RTB-12T-DR – Tenant’s Application for Direct Request for Return of Security and/or Pet Damage Deposit

The form itself is an application. It is not a binding agreement between you and the landlord. It is a sworn request for a binding order from the tribunal. When granted, the resulting monetary order is legally binding. It can be enforced like a court judgment if the landlord does not pay.

Enforceability flows from the tribunal’s statutory authority over residential tenancies. The tribunal can order the return of security and pet damage deposits with interest. It can also order repayment of the application fee. The Direct Request process allows the tribunal to decide based on the documents you file. A hearing is not required if the evidence is clear and the landlord did not meet their legal obligations.

What ensures enforceability is adherence to the rules. You must provide accurate party information so the landlord can be served. You must provide reliable proof that your tenancy ended. You must show that you gave your forwarding address in writing and when you sent it. You must show that at least 15 days have passed with no refund and no application by the landlord. You should also show proof of the deposit amount and when it was paid. If your evidence covers these points, the tribunal can issue a monetary order. That order carries legal weight.

You make a declaration on the form that your statements are true. Submitting false statements has consequences. Keep your facts tight. Attach documents that back up every key claim. Clear, dated evidence is what makes Direct Request work.

The landlord has procedural rights. They will receive notice of your application and the evidence. They can respond if the rules allow. If there is a genuine dispute that cannot be resolved on documents alone, the tribunal can refuse the Direct Request and set a hearing. For example, if the landlord proves they filed their own application within 15 days, the Direct Request route will not succeed. If there is a signed deduction agreement that appears valid, the tribunal may decline to issue the order without a hearing.

Time limits matter. Apply promptly once the 15 days pass. General limitation rules can affect late claims. Delay can also make service and collection harder. Use the Direct Request as designed: a quick, document-driven path right after the deadline.

Interest is part of the legal remedy. Deposits accrue interest at prescribed rates. You can claim interest from the date the landlord received the deposit to the date of return. The tribunal can calculate or confirm the interest as part of the order. The interest amount is often small, but it is still your right.

Finally, privacy and service rules apply. Your application and evidence become part of a tribunal file. The other party will receive the materials. Provide only what you need to prove your claim. Redact unrelated sensitive information. Ensure the landlord’s service address is correct so the notice reaches them.

How to Fill Out a RTB-12T-DR – Tenant’s Application for Direct Request for Return of Security and/or Pet Damage Deposit

Follow these steps to complete the form accurately and avoid delays.

1) Confirm you qualify for Direct Request

• Make sure the tenancy has ended. You need the actual end date.
• Confirm you gave your forwarding address in writing. Email, text, or letter is fine. Keep proof.
• Count 15 days from the later of the tenancy end date and the date the landlord received your address. If 15 full days have passed with no refund, no application by the landlord, and no signed consent by you, you qualify.
• Ensure your claim is only for the return of the deposit(s), interest, and the application fee. If you want other remedies, use a standard application instead.

2) Gather your documents

• Tenancy agreement showing all tenants and the property address.
• Proof you paid the deposit(s). Use receipts, bank statements, e-transfer confirmations, or cancelled cheques.
• Proof of the end of tenancy. Use a Notice to End Tenancy, a mutual agreement to end, a fixed-term end date, or move-out inspection records. Include keys and return proof if you have it.
• Proof that you gave your forwarding address in writing. Use emails, texts, letters, or delivery confirmations. Screenshots should show dates and recipients.
• Any move-out inspection reports. Even if missing, note that you requested one if that happened.
• Your calculation of interest, if the form asks for it. If not, the tribunal may calculate it.
• Proof of your application fee payment, if you want it reimbursed.

3) Complete the applicant information

• List every tenant named on the tenancy agreement who wants the deposit returned. Use full legal names.
• Include contact information for each applicant: mailing address, phone, and email. This is how you get updates.
• If one tenant cannot participate, explain why. The tribunal can still issue an order payable to all tenants or to the applicant, depending on the facts.

4) Identify the respondent (landlord)

• Use the landlord’s full legal name. If it is a company, use the registered corporate name.
• Include a reliable service address. Use the address on the tenancy agreement or another address where the landlord receives mail.
• Add phone and email if you have them. This improves notice and may speed up the process.

5) Provide tenancy details

• Enter the rental unit address exactly as on the agreement.
• Provide the tenancy start date and end date. If fixed term, use the true end date you moved out.
• Enter the monthly rent and payment frequency.

6) Enter deposit information

• Specify the type(s) of deposit: security deposit, pet damage deposit, or both.
• Enter each deposit amount and the date you paid it.
• Confirm whether any portion was already returned. If yes, state how much and when.

7) Show the forwarding address and the 15-day timeline

• Enter the date you provided your forwarding address in writing.
• Describe how you delivered it: email, text, letter, or in person. If in person, note who received it.
• Confirm you did not sign any consent allowing the landlord to keep funds.
• Confirm the landlord did not file their own application within 15 days. If you received any notice that they did, Direct Request may not apply.

8) State your remedies

• Ask for a monetary order for the return of the security deposit and/or pet damage deposit.
• Ask for interest on the deposits as required by law.
• Ask for reimbursement of the application fee.
• If there are co-tenants, request the order in the names of all tenants, unless you need a different arrangement.

9) Attach your evidence

• Attach the tenancy agreement and the deposit payment proof.
• Attach proof of the end of tenancy.
• Attach proof that you provided your forwarding address and when it was received.
• Attach any inspection reports or messages about inspections.
• Label each document clearly. Use consistent file names and dates. For example: “Exhibit A – Tenancy Agreement,” “Exhibit B – Deposit Receipt,” “Exhibit C – Email Forwarding Address 2024-09-01.”
• Make sure screenshots show timestamps, sender, and recipient. Crop out unrelated content.

10) Complete declarations and signature

• Read the declaration that your statements are true.
• Sign and date the application. If filing electronically, follow the signature instructions on the form.
• If an agent files for you, include the authorization section or a signed authorization letter.

11) Pay the application fee or request a fee waiver

• Pay the fee when you file. Keep the receipt to claim reimbursement.
• If you cannot afford the fee, complete a fee waiver request with supporting financial information.

12) File the application

• Submit the form with all attachments. Follow the filing instructions for the method you choose.
• Double-check that the landlord’s address is accurate. Service depends on it.
• Keep a complete copy of everything you submit.

13) After filing: what to expect

• Your application will be reviewed for Direct Request eligibility.
• If everything is in order, the tribunal issues a decision without a hearing. You receive a monetary order for the amount owed, interest, and the application fee.
• If the evidence is incomplete, you may be asked for more information. Respond quickly.
• If the matter is not suitable for Direct Request, it may be set for a standard hearing. You will get instructions on the next steps.

14) If you receive a monetary order

• Ask the landlord to pay by the deadline on the order.
• If payment does not arrive, you can file the order in court to enforce it. Follow the enforcement steps required by the court registry.
• Keep proof of payment or enforcement efforts with your records.

15) Common pitfalls to avoid

• Do not rely on a verbal forwarding address. Put it in writing and keep proof.
• Do not wait months to apply. File as soon as day 16 arrives.
• Do not forget co-tenants. Include them or explain their absence.
• Do not submit unclear screenshots. Make sure dates, times, and recipients are visible.
• Do not guess at the landlord’s name. Use the legal name from the tenancy agreement or other official records.

16) Practical examples

• Example 1: Your tenancy ended on August 31. You emailed your forwarding address on August 25. The 15-day period starts September 1. On September 16, nothing has arrived. You file the form. You attach the tenancy agreement, the deposit receipt, the email with date stamp, and your move-out inspection. You request the deposit, interest, and fee.
• Example 2: You and a co-tenant are both on the lease. Only your file. In the application, you list yourself as the applicant and explain that the co-tenant is overseas and consents by email. You attach the consent email. You ask that the order name both tenants.
• Example 3: The landlord texted, “We will send your deposit next week,” but never did. You attach the text, your forwarding address email, and your deposit proof. You apply on day 16.

17) Tips on interest and amounts

• Enter the exact deposit amounts you paid and the dates paid.
• Interest is owed from when the landlord received the deposit to the date of return. Suppose the form lets you, provide your calculation. If not, the tribunal can determine it.
• Ask for the application fee to be reimbursed. The order can include it.

18) If the landlord disputes the application

• If the landlord shows they filed their own application within 15 days, the Direct Request will likely be refused. Your dispute will be handled in that process.
• If the landlord files evidence of a signed consent to deductions, the tribunal may convert your case to a standard hearing or dismiss it if the consent is valid.
• If you receive a notice requesting more information, respond by the deadline with clear documents.

By following these steps and focusing on the key facts, you give the tribunal what it needs to issue a fast decision. Your goal is to show, on paper, that the landlord missed the legal window and owes the deposit back, with interest and your fee.

Legal Terms You Might Encounter

• You will see “applicant” and “respondent” throughout the form. You are the applicant because you are asking for your deposit back. Your landlord is the respondent because they must answer your claim. Use the full legal names for both parties to avoid mix-ups.
• “Direct Request” describes a streamlined decision process. It lets the decision-maker review your documents and issue a decision without a hearing when the facts are straightforward. This form is only for that direct route. If your claim is more complex, it may be moved to a hearing.
• A “monetary order” is the written decision that awards money. You are asking for a monetary order for the return of your security deposit and/or pet damage deposit. The order can also include the application fee and interest if applicable.
• A “security deposit” is the amount you paid at the start of the tenancy to cover unpaid rent or damage. A “pet damage deposit” is a separate amount for pet damage. You can claim one or both, depending on what you paid. The form lets you set out the exact amounts and dates paid.
• Your “forwarding address” is the address you gave your landlord after the tenancy ended. You must give it in writing. The 15-day timer for the landlord to return your deposit starts when they receive it. You must show when and how you gave that address.
• A “condition inspection report” records the rental unit’s condition at move-in and move-out. It supports your claim that no deductions were justified. Include signed inspection reports or proof that the landlord did not complete them.
• “Service” means delivering documents in a way the decision-maker accepts. You must show when the landlord received your forwarding address. You may also need to provide an address for serving your application. Keep proof of every document you send or receive.
• “Interest” is the extra amount added to your deposit under the rules in place. It accrues from when you paid the deposit. The form gives space to claim interest. Include your calculation or the total you believe is owed.
• You may see “evidence” and “submissions.” Evidence is what you upload or attach, such as receipts, emails, and inspection reports. Submissions are your explanations about what happened. Both must be clear, consistent, and complete.
• Finally, “decision without a hearing” means the decision-maker reviews the file on the documents alone. If your file does not meet the Direct Request criteria, it can be referred to a hearing. You will be told if that happens and what to do next.

FAQs

Do you qualify for a Direct Request if your landlord took too long to return your deposit?

Yes, as long as you gave your forwarding address in writing and 15 days passed without a full return or a dispute. Your claim must be only for the deposit, any interest, and the application fee. If there are extra claims or complicated facts, it may be moved to a hearing.

Do you have to provide a forwarding address before you apply?

Yes. You must show that you gave your forwarding address in writing and how it was delivered. The 15-day period starts on the date your landlord receives it. Without proof of that date, your application can be dismissed or delayed.

Do you need a move-out inspection report to apply?

It helps, but it is not always required. If you do not have a move-out report, include what you can. Provide emails arranging the inspection, proof that the landlord did not attend, photos from move-out, and any move-in report. Explain why the report is missing and what you did to obtain one.

Do you still qualify if the landlord returned part of your deposit?

Yes. You can claim the unpaid balance if the landlord did not get your consent for deductions or a decision allowing them. Show the amount received, the amount withheld, and why the withholding was not agreed. Attach proof of the amounts and your objection if you raised one.

Do you need receipts if you paid your deposit in cash?

Yes, you should include receipts. If you do not have them, provide other proof. Bank withdrawal records, emails confirming payment, texts, or the tenancy agreement showing the deposit amount can help. Write a short statement explaining how and when you paid.

Do you pay a fee to submit this form, and can you recover it?

Yes, an application fee applies. If you win, the decision-maker can order the landlord to repay the fee to you. Include the fee amount in your claim on the form so it can be considered.

Do you have to serve the landlord yourself after you file?

Follow the instructions you receive when you submit. Direct Request has specific service steps. Some steps may be handled for you. If you must serve documents, use an accepted method and keep proof of delivery. Keep a log of what you sent and when.

Do you get a decision right away?

No. The decision-maker reviews your file after the response period. If your file is complete and eligible, a written decision can follow. If the file needs more detail, you may be asked for more documents. If it is not suitable for Direct Request, it can be set for a hearing.

Checklist: Before, During, and After the RTB-12T-DR – Tenant’s Application for Direct Request for Return of Security and/or Pet Damage Deposit

Before you sign and submit:

• Confirm eligibility. Your claim is only for the return of your security deposit and/or pet damage deposit, interest, and the application fee.
• Confirm timelines. Your landlord received your written forwarding address, and 15 days have passed.
• Gather proof of payment. Receipts for the deposit(s), bank statements, or the tenancy agreement showing the deposit amounts.
• Gather tenancy dates. Start and end dates, and the date you provided your forwarding address.
• Gather service proof. Copies of the written forwarding address and proof of delivery or receipt.
• Gather inspection records. Move-in and move-out inspection reports. Include photos and videos if available.
• Gather communications. Emails or texts about the deposit, inspections, or deductions.
• Prepare your landlord’s details. Full legal name, business name (if any), and service address.
• Prepare your calculation. Total deposit(s) claimed, interest (if any), and the application fee.
• Check identification. Have your ID ready if requested for verification.

During completion and signing:

• Verify party names. Match names to the tenancy agreement and any corporate records if known.
• Verify addresses. Use the correct service address for the landlord and your current mailing address.
• Confirm amounts. Enter each deposit type separately with dates paid. Double-check math.
• State key dates. Tenancy end date, date the landlord received your forwarding address, and the date 15 days elapsed.
• Attach evidence. Upload clear, legible files with descriptive names. Ensure each item supports a fact you state.
• Keep statements brief. Explain what happened in short, factual sentences. Avoid speculation.
• Review declarations. Confirm you read and understand the statements you are signing.
• Save a complete copy. Download or print the full application and all attachments before submitting.

After you submit:

• Record your file number. Save it in your calendar and notes.
• Watch for messages. Check for response deadlines or requests for more evidence.
• Serve if required. If you must serve the landlord, follow the method allowed and keep proof.
• Track timelines. Note when the response period ends and when a decision may be issued.
• Prepare for next steps. If your file is moved to a hearing, organize your evidence by topic.
• Store documents. Keep your file, evidence, and decision in one secure folder.
• Plan for collection. If you receive a monetary order, note how you will request payment and follow up.

Common Mistakes to Avoid RTB-12T-DR – Tenant’s Application for Direct Request for Return of Security and/or Pet Damage Deposit

• Don’t forget to provide your forwarding address and delivery date. Without proof, the decision-maker cannot confirm the 15-day clock. Your request can be denied or delayed.
• Don’t apply before the 15-day period ends. Applying too early can lead to dismissal. Wait until the full 15 days have passed after delivery of your address.
• Don’t add unrelated claims. Direct Request is only for the deposit(s), interest, and the fee. Adding extra claims can push your file to a hearing or get it rejected.
• Don’t leave out proof of the deposit amount. Missing receipts or banking proof can sink your claim. Include the tenancy agreement, receipts, or financial records showing how much you paid and when.
• Don’t misname the landlord. Using a nickname or a partial business name can cause enforcement issues later. Use the exact legal name and a valid service address.

What to Do After Filling Out the Form RTB-12T-DR – Tenant’s Application for Direct Request for Return of Security and/or Pet Damage Deposit

1. Submit your application with all attachments and pay the fee. Capture a timestamped copy of everything you filed. Confirm you received a file number.
2. Follow the service instructions you receive. Direct Request has specific service steps and timelines. If you must serve documents, do it promptly. Use a method the decision-maker accepts and keep proof of delivery.
3. Monitor your file for deadlines. The landlord has a set period to respond. Mark the response deadline on your calendar. If the decision-maker asks for more information, respond before the stated cutoff.
4. Be ready if your file moves to a hearing. Sometimes a file does not meet the Direct Request criteria. If that happens, you will receive scheduling instructions. Organize your evidence, outline your story, and prepare to explain your timeline and documents.
5. Track your claimed amounts. Keep a simple ledger: deposit(s), interest, application fee, partial payments received, and outstanding balance. This helps you confirm the decision amount and any later payments.
6. Review the decision as soon as you receive it. Check party names, amounts, and any directions on payment or timelines. If something is wrong, act quickly. There are tight timeframes to raise errors or ask for a review.
7. Ask for payment promptly once you have a monetary order. Send the landlord a copy with a short, clear request for payment and a deadline. Offer simple payment methods and confirm where to send the funds.
8. Document every step after the decision. Save your payment request, the delivery proof, and any replies. If the landlord pays, keep proof of receipt. If they do not pay, learn about the enforcement options available to you and the steps and timelines involved.
9. Update your contact details if they change. Tell the decision-maker and the landlord in writing. You do not want to miss messages about your file or payment.
10. Store your file securely. Keep the application, evidence, decision, and proof of service for your records. Retain them until you have full payment and no further steps are pending.
11. If you need to amend your application before a decision, act fast. Some changes are allowed if you request them promptly and explain why they are needed. Provide updated evidence if the change affects amounts or dates.
12. If you decide to withdraw, do it in writing. Confirm withdrawal through the same channel you used to file. Keep proof of the withdrawal and send a courtesy notice to the landlord.
13. If the landlord makes a payment during the process, update the record. Let the decision-maker know if the issue is resolved in full. If it is a partial payment, confirm the remaining balance and continue with your file.
14. Finally, close the loop once paid. Send a short confirmation to the landlord that you received payment in full. Mark your file as complete and archive it.