You moved out. The exit inspection happened. Then the landlord or agent claimed your entire bond — sometimes thousands of dollars — citing damage, cleaning, “wear and tear” charges, or unpaid amounts. You think they’re wrong. You’re probably right.
Bond disputes are one of the most common — and winnable — tenancy claims in Australia. Each state has a Residential Tenancies Act that sets out exactly what a landlord can and can’t deduct from a bond. The process to get it back is straightforward.
What landlords CAN’T deduct from your bond
- Fair wear and tear. Worn carpet from normal walking, paint scuffs from furniture, faded curtains from sun exposure — these are landlord costs, not tenant costs.
- Pre-existing damage. Anything that was already there at the entry inspection (and noted in the entry condition report) can’t be charged to you at exit.
- Reasonable cleaning. The property must be returned in roughly the same condition it was in at entry. “Professional clean” demands are usually unenforceable unless the property was professionally cleaned at entry.
- Excessive charges. A $200 charge to replace a $30 lightbulb, or a $500 cleaning bill for a 1-bedroom unit, is unreasonable and won’t survive a tribunal challenge.
What they CAN deduct (legitimately)
- Damage you caused beyond fair wear and tear
- Unpaid rent or utilities
- Cleaning to restore the property to entry condition (if you didn’t)
- Costs of removing rubbish or possessions you left behind
The Bond Dispute Letter
The first step is a formal bond-dispute letter to the landlord or agent. It:
- References the tenancy (address, dates, bond amount paid)
- Itemises each claimed deduction
- Disputes each one with reference to the entry/exit condition reports, your photos, and the Residential Tenancies Act for your state
- Demands return of the disputed amount within a specific timeframe (typically 7 days)
- Names the next step — your state’s bond authority dispute process or tribunal
State-by-state escalation
- NSW — Rental Bonds Online dispute, then NCAT
- VIC — RTBA bond dispute, then VCAT
- QLD — RTA dispute resolution, then QCAT
- WA — Bond Administrator, then Magistrates Court (small claims)
- SA — Consumer and Business Services, then SACAT
- ACT — Bond authority then ACAT
- TAS — Rental Deposit Authority, then Magistrates Court
- NT — Commissioner of Tenancies, then NTCAT
Why the formal letter usually works
Most landlords and agents fold within a week of receiving a formal letter. They know that if it goes to the bond authority or tribunal, they’ll need to produce evidence — receipts, quotes, photos, condition reports — for every charge. Most can’t, because most of their claimed deductions are speculative or excessive. Avoiding the tribunal is worth more than holding onto your bond.
Flat fee
Claim Done’s Bond Dispute Letter is $79. The wizard handles state-specific scenarios — it asks for the address, the bond, the deductions claimed, what you dispute, and your evidence. The AI drafts the letter citing the right Residential Tenancies Act and sends it to the landlord/agent on your behalf.