How to get your full bond back
Most bond disputes come down to two things: what the entry condition report says, and what the landlord can lawfully claim. Neither photographs nor receipts guarantee a full refund, but good records make a valid claim easy to settle and a weak one easy to challenge.
Where your bond is held
In most states and territories the bond is lodged with a government authority, not held by the agent. The Northern Territory is the exception: there the landlord or agent holds the security deposit in trust. Either way, keep your lodgement receipt or bond number.
| JURISDICTION | WHERE THE BOND IS HELD | IF YOU DISAGREE WITH A CLAIM |
|---|---|---|
| NSW | NSW Fair Trading (Rental Bonds Online) | NSW Civil and Administrative Tribunal (NCAT) |
| VIC | Residential Tenancies Bond Authority (RTBA) | Rental Dispute Resolution Victoria (RDRV) first; VCAT where a matter is escalated |
| QLD | Residential Tenancies Authority (RTA) | RTA dispute resolution, then QCAT |
| SA | Consumer and Business Services (CBS) | SACAT |
| WA | Bond Administrator (Consumer Protection) | Commissioner determination process (from 28 March 2026), with the Magistrates Court as the further route |
| TAS | MyBond (CBOS) | Residential Tenancy Commissioner |
| ACT | ACT Rental Bonds (ACT Revenue Office) | ACAT |
| NT | Held in trust by the landlord or agent — see NT Government | NTCAT |
Processes and time limits for objecting to a claim differ by jurisdiction. Follow the link for yours and note the objection period as soon as a claim is made.
The entry condition report
This is the document the whole bond turns on. Fill it in yourself, disagree in writing where you need to, attach photos, and return it within your jurisdiction’s deadline. Deadlines are set by law, not by the lease — for example, NSW gives tenants seven days after moving in, and Victoria five business days. Check the period for your state or territory at the links above.
Cleaning: what is actually required
Ordinary cleaning is expected: leave the property reasonably clean, allowing for fair wear and tear. Professional cleaning is a different matter. A lease clause saying you must pay for professional cleaning is not automatically enforceable — whether it is depends on your jurisdiction and the circumstances.
Victoria restricts when professional cleaning can be required. NSW has specific rules for cleaning conditions attached to consent for keeping a pet. Before you pay for a professional clean because the lease says so, check the rules for your state or territory. Where a treatment is legitimately required, keep the invoice.
How the property is assessed
The test is fair wear and tear, not perfection. Flattened carpet in a hallway, faded paint near a window and minor scuffs from ordinary use are wear. Burns, pet damage, unapproved alterations and anything left behind are not. Depreciation also applies: a ten-year-old carpet is not replaced at a new-carpet price.
The exit report is compared to the entry report line by line. Where the two disagree, the dispute route in the table decides it — which is why the day-one record matters more than the last-day one.
Claiming the bond
Lodge your claim or release request promptly rather than waiting to be asked; in most jurisdictions either party can apply and the other has a set period to respond. If a deduction is proposed, ask for it in writing with an amount and a reason for each item, and use the dispute route for your jurisdiction if you disagree.
General information only, not legal or financial advice. Rules differ between states and territories and change over time. Check the source for your jurisdiction before you act on anything here.