How to get your full bond back: a step-by-step guide

Why bond disputes happen

The most common reason tenants don't get their full bond back is disagreement over the condition of the property. Landlords say it's damaged; tenants say it's fair wear and tear. The second most common reason is unpaid rent or other amounts. Both are preventable with the right preparation.

Step 1: Document the condition at the start

The single most important thing you can do to protect your bond is to document the property's condition thoroughly on the day you move in — before the landlord's condition report is finalised.

• •Photograph every room from multiple angles
• •Photograph every wall, including existing marks, scuffs, and holes
• •Photograph the oven, stovetop, dishwasher, and all appliances
• •Note any existing damage on the condition report before signing it
• •If the agent won't amend the condition report, submit your own written addendum within the required timeframe (usually 3–7 days)

Step 2: Maintain the property during the tenancy

Keep a record of any maintenance requests you make during the tenancy, especially if they go unresolved. If there is any damage caused by the landlord's failure to maintain the property, document this — it may be relevant to any bond dispute.

Step 3: Deep clean before vacating

You are required to return the property in the same condition as when you moved in, allowing for fair wear and tear. A professional clean is not always required — but the property must be genuinely clean.

• •Clean oven, stovetop, and rangehood thoroughly (these are the most common dispute areas)
• •Clean bathrooms including tiles, grout, and shower screens
• •Vacuum carpets and clean hard floors
• •Wipe down all surfaces including light switches and skirting boards
• •Remove all your belongings including items from the garden, garage, and storage
• •Ensure all walls are in the same condition as when you moved in (touch up minor marks if needed)

Step 4: Attend the outgoing inspection

Request to attend the outgoing inspection. If the agent notes any damage you disagree with, say so at the time and note your disagreement in writing. Take photos during the inspection. If the agent won't let you attend, ask for this in writing — their refusal may be relevant later.

Step 5: Know what fair wear and tear means

Fair wear and tear is deterioration that occurs through normal use of the property. It is NOT deductible from your bond. Examples of fair wear and tear include: minor scuffs and marks on walls, carpet worn by normal foot traffic, faded paint or blinds, small nail holes from picture hanging. Examples of actual damage include: holes in walls, burns on carpet, broken fixtures, stains that were not there at move-in.

What to do if deductions are disputed

If the landlord claims deductions you disagree with, don't simply pay. You have options:

• •Request a written itemised list of all claimed deductions with evidence (photos, quotes, receipts)
• •Respond in writing disputing each item you believe is fair wear and tear
• •If you can't reach agreement, submit a sole-tenant bond claim — the bond authority will resolve the dispute
• •Apply to your state tribunal if needed — bring your move-in photos and condition report