Who holds your bond?
Your bond is held by a government authority — not the landlord. In Australia, landlords are required by law to lodge your bond with the relevant state authority within a set timeframe (usually 10 business days of receiving it). The authority holds the bond as a neutral third party for the life of the tenancy.
| State | Bond authority |
|---|---|
| NSW | NSW Fair Trading (Rental Bond Board) |
| VIC | Residential Tenancies Bond Authority (RTBA) |
| QLD | Residential Tenancies Authority (RTA) |
| WA | Bond Administrator (Commerce WA) |
| SA | Consumer and Business Services (CBS) |
| ACT | ACT Revenue Office |
| TAS | Consumer, Building and Occupational Services |
| NT | NT Consumer Affairs |
Step 1 — Conduct a thorough final inspection
Before you hand back the keys, carry out a thorough inspection of the property. Compare the current condition against the condition report you completed at the start of the tenancy. Take dated photographs of every room, every wall, every appliance, and any area of concern. These photographs are often the most valuable evidence in a bond dispute.
If you made notes or took photos at the start of the tenancy, locate them now. Side-by-side comparison photos taken at move-in vs. move-out can resolve disputes quickly.
Step 2 — Attend the outgoing inspection
Most landlords and agents will conduct a final outgoing condition inspection. You are entitled to be present. Ask to attend, and if you disagree with any notation the agent makes, note your disagreement in writing at the time.
Step 3 — Submit the bond claim
To claim your bond back, both you and the landlord/agent need to complete a bond claim form. If you agree on the amount, submit a joint claim. If you can't agree, you can submit a sole-tenant claim — the bond authority will notify the landlord, who has time to dispute.
What can be deducted?
The landlord can only deduct for specific reasons:
Fair wear and tear is NOT deductible. This includes minor scuffs, carpet worn by normal foot traffic, small nail holes, and faded paint or curtains.
- •Unpaid rent
- •Damage beyond fair wear and tear
- •Professional cleaning (if property not left in acceptable condition)
- •Replacement of missing items
If the landlord disputes
If the landlord disputes your claim, apply to your state tribunal. Bring your condition reports, photos, and all written communication with the landlord.
This guide provides general information based on current Australian tenancy legislation. It is not legal advice. Always verify with the relevant state tenancy authority or a qualified professional for your specific situation. Last verified: January 2026.