A bond is not an automatic “moving-out fee” for the landlord. Any deduction must relate to an actual tenant obligation under the tenancy agreement and be supportable with condition reports, photographs, accounts or reasonable cost evidence.
Common claims and the evidence behind them
| Claim | Facts to test | Tenant evidence |
|---|---|---|
| Rent arrears | What date does the rent ledger cover, and was the final payment included? | Bank transfers, rent ledger and receipts |
| Water or other charges | Was the tenant legally and contractually liable, and was the bill requested correctly? | Bills, meter readings and payment records |
| Damage | Was it tenant-caused damage or fair wear and tear from time and ordinary use? | Entry and exit condition reports and matched-angle photos |
| Cleaning | Was the property reasonably clean relative to its starting condition? | Cleaning photos, invoices and records of pre-existing marks |
| Keys or early termination | Were all keys returned, and how was any break fee or actual loss calculated? | Handover record, agreement, advertising and new-tenancy dates |
A replacement quote is not the whole answer
A reasonable deduction is not automatically the price of a brand-new replacement. The item’s age, original condition, depreciation, necessity of the work and whether the cost was actually incurred may matter. Request an itemised claim, photos, invoices or quotes and answer each item separately.
Different dispute gateways
- NSW: either party can initiate a bond claim. A tenant receiving a Notice of Claim will generally have 14 days to take the NCAT dispute step.
- ACT: claims go through the Rental Bonds Office; ACAT can determine unresolved disputes.
The strongest exit routine is to attend the final inspection, take dated photos, return every key, obtain the rent ledger and promptly lodge your own refund claim through the government system.
This is general tenancy information. It cannot decide whether a particular damage, cleaning or fee claim is lawful.
Official sources
- Service NSW: Legitimate bond claim examples
- NSW Government: Bond disputes for tenants
- ACT Government: Ending a tenancy
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