Disclaimer:
This article provides general information only and does not constitute financial, legal, tax, or investment advice. Property investment involves risk. Always do your own research and seek personalised advice from qualified professionals before making investment decisions.
Key Takeaways
- If the tenant pays the landlord, the landlord must lodge the bond within 23 working days; direct payment to Tenancy Services uses the agreed timeframe.
- The maximum bond you can collect is four weeks rent, regardless of property value.
- All listed tenants respond to the online refund request; if the parties cannot agree, either party can apply to the Tenancy Tribunal and mediation may be available.
- Tenancy Services recommends start- and end-of-tenancy inspections; signed reports and dated evidence can support any claim.
- A general bond can cover damage, unpaid rent and other tenancy claims, but fair wear and tear is not tenant damage.
General bonds have statutory collection, lodgement and refund rules. This guide summarises the current online process and evidence considerations; check Tenancy Services for the full rules and exceptions.
Bond Basics: What You Need to Know
A general bond may cover damage, unpaid rent and other claims relating to the tenancy. Tenants who meet their obligations should receive the refundable balance when the tenancy ends.
The maximum general bond is four weeks’ rent. For example, at $600 weekly rent the maximum general bond is $2,400; separate current rules apply to any permitted pet bond.
Lodging the Bond
If the tenant pays the landlord, the landlord must lodge the bond with Tenancy Services within 23 working days. If the tenant is nominated to pay Tenancy Services directly, the agreed payment timeframe applies.
Lodgement Process:
- Bond Hub: lodge the bond online
- Integrated property management software: lodge through a supported provider
- Responsibility: confirm the landlord or authorised agent has completed lodgement and keep the confirmation
Once lodgement succeeds, Tenancy Services sends confirmation with bond details. Landlords should keep their bond and landlord identifiers; tenants should keep their unique Tenant Number private.
Protecting Your Position: Documentation
Tenancy Services recommends a joint start-of-tenancy inspection and signed report. Contemporaneous evidence can help establish condition, liability and reasonable cost if a claim is disputed.
Essential Documentation:
- ☐ Detailed property inspection report at move-in (signed by tenant)
- ☐ Dated photographs of every room, fixtures, and appliances
- ☐ Record of the condition of carpets, walls, and outdoor areas
- ☐ Inventory of any chattels included with the property
- ☐ Copies of all receipts for repairs during the tenancy
When the tenancy ends, conduct another thorough inspection using the same format. Compare the two reports to identify any damage beyond normal wear and tear. This comparison forms the basis of any bond claim.
Refunding the Bond
At the end of the tenancy, the landlord submits the refund request online. All listed tenants must agree or disagree with the proposed allocation; unresolved claims can go to mediation or the Tenancy Tribunal.
A full general-bond refund is expected when the property is in reasonable condition, there is no tenant-responsible damage and no amount remains owing. Any proposed allocation to the landlord should identify the claim and supporting evidence.
Valid Reasons for Bond Deductions:
- Unpaid rent or arrears at the end of the tenancy
- Damage to the property beyond normal wear and tear
- Cleaning or gardening costs where the tenant is lawfully responsible
- Missing items from the property inventory
- Outstanding tenancy amounts for which the tenant is lawfully responsible
Understanding Wear and Tear
One of the most common disputes involves the distinction between damage and normal wear and tear. You cannot claim for normal wear and tear; it is an expected part of tenancy.
Wear and Tear vs Damage:
- Fair wear and tear: ordinary deterioration from reasonable use, assessed in context
- Damage: deterioration beyond fair wear and tear, with responsibility assessed under tenancy law
- Assessment: consider cause, age, condition, tenancy length and evidence rather than relying on a single example
Consider the item’s starting condition, age, expected use, tenancy length and cause. Duration alone does not establish whether deterioration is fair wear and tear or tenant-responsible damage.
When Disputes Arise
If the parties cannot agree, either party can apply to the Tenancy Tribunal. If both agree, mediation can be requested; otherwise the Tribunal can make a binding order.
The parties can try self-resolution using the inspection records, invoices and other evidence. If both agree, they can request mediation; do not promise a faster outcome or assume agreement.
Common Mistakes to Avoid
Many landlords make errors that weaken their position when bond disputes arise. Avoid these common pitfalls:
- Not lodging the bond on time or at all
- Failing to conduct thorough move-in inspections
- Not taking dated photographs as evidence
- Claiming for wear and tear rather than actual damage
- Inflating repair costs or using unreasonable quotes
- Delaying the bond refund process unnecessarily
The Bottom Line
Use the current online lodgement and refund process, keep accurate condition and payment records, and distinguish fair wear and tear from tenant-responsible loss. These steps support evidence-based resolution but do not guarantee an outcome.
When an issue arises, use current Tenancy Services self-resolution, mediation and Tribunal guidance. The Tribunal weighs the parties’ evidence and applies tenancy law; no particular record guarantees a decision.