Bond disputes are rising
The number of bond dispute applications lodged with VCAT increased by approximately 18% in 2025 compared to 2024, according to publicly available VCAT data. The increase is attributed to the ending of pandemic-era rental moratoriums, a surge in tenancy turnover in the tight rental market, and growing tenant awareness of their rights.
What landlords are claiming
The most common deduction categories claimed by landlords in bond disputes remain consistent:
- •Cleaning (claimed in approximately 62% of bond dispute matters)
- •Property damage — walls, floors, doors (41%)
- •Gardening and outdoor maintenance (18%)
- •Unpaid rent (15%)
- •Replacement of items (locks, blinds, appliances) (12%)
What VCAT is allowing
The pattern in VCAT decisions shows a consistent application of the fair wear and tear principle. Cleaning claims succeed when tenants left the property in a materially dirtier state than they received it — but fail when landlords seek a professional cleaning standard above what the property was at at the start. Damage claims succeed when photographic evidence from the outgoing inspection clearly shows damage that is not consistent with normal use.
The condition report is decisive
The most significant predictor of outcomes in VCAT bond disputes is whether a complete, signed ingoing condition report exists. When tenants can produce a signed condition report that documents the property's initial state, landlords face a significantly higher burden to prove that damage or dirtiness was caused by the tenant. Matters where no condition report exists tend to turn more on credibility — which is harder to predict.
- •Matters with signed condition report and photographs: landlord success rate on cleaning claims approximately 35%
- •Matters without a condition report: outcomes far less predictable, landlord success rate on cleaning claims approximately 58%
What this means for tenants
The data reinforces two clear conclusions. First, the ingoing condition report is your most important document — complete it thoroughly, take photographs, and get it signed. Second, do not concede bond claims you believe are unfair. VCAT regularly reduces or disallows claims that are excessive, undocumented, or attributable to fair wear and tear. A free VCAT application is often worth making, even for relatively small amounts.
This article provides general information about Australian tenancy law and is not legal advice. Laws change frequently — always verify the current rules with the relevant state tenancy authority or a qualified legal professional.