Landlord Won’t Return Your Bond? Dispute It Fast

You moved out, cleaned the place, handed back the keys — and now your landlord or real estate agent is refusing to release your bond, or claiming deductions you think are unfair. They’re keeping money that you believe should be coming back to you.

ClaimDone’s End-of-Lease Bond Dispute Letter ($49) is a formal demand to your landlord or real estate agent for the return of your rental bond. It itemises each deduction you dispute, refers to your state’s residential tenancy laws, and sets out the escalation pathway if they don’t release the bond. The letter is drafted from your answers to plain questions, you approve it before it is final, and then we email it for you.

Why landlords and agents hold onto bonds

Your bond is generally held by your state’s tenancy authority — not by the landlord or agent — and it is released when both sides agree, or when the tribunal orders it.

Common reasons landlords and agents refuse to release the bond, or claim deductions:

• Cleaning: they say the property was not left clean enough, even when you hired professional cleaners
• Damage: they claim damage that was already there when you moved in, or normal wear and tear
• Gardening: they want money for lawn mowing, weeding or trimming when the garden was fine
• Carpets: they claim carpet cleaning or replacement for stains or wear that were pre-existing
• Repairs: they’re billing you for repairs to things that broke through normal use, or were never your responsibility
• Rent arrears: they claim you owe rent when you paid everything on time, or they’re double-counting the final period
• Keys or remotes: they’re charging for replacement keys, remotes or swipe cards
• No reason at all: they just won’t respond to your calls or emails about releasing the bond

Sometimes a landlord or agent will make a deduction that cannot be supported by evidence, and a clear written response is one way of testing it.

What the law says about bond deductions

Every state and territory has residential tenancy legislation that deals with bonds, and the details differ from place to place. As a general guide, a landlord or agent may claim against the bond for matters such as:

• Rent that is actually owed
• Damage caused by the tenant beyond fair wear and tear, supported by evidence
• Cleaning, where the property was left in a materially worse condition than at the start of the tenancy (fair wear and tear is generally not counted)
• Costs actually incurred because of a breach of the lease

Landlords and agents generally cannot claim for:

• Normal wear and tear — faded paint, worn carpet, scuff marks, minor marks on walls
• Damage that was already noted on the entry condition report
• Cleaning to a higher standard than the property was in at the start of the tenancy
• Repairs or maintenance that were the landlord’s responsibility during the tenancy
• Their own time, inconvenience or theoretical loss

In a dispute, the party claiming a deduction is generally expected to support it with evidence — quotes, invoices, photos, the entry condition report — showing the damage or uncleanliness, how it came about, and what it cost to fix. The rules differ between states, so check the tenancy authority or tribunal in your state for the detail.

What a bond dispute letter does

A formal bond dispute letter puts your position in writing, clearly and firmly. It:

• States that you dispute the deduction and asks for the full bond (or the amount you say you are owed)
• Itemises each deduction you dispute, with your reasons — what the entry report said, what you say is normal wear and tear, what you already paid for
• Refers to your state’s residential tenancy laws and the rules around bond deductions
• Attaches or references your evidence — entry and exit condition reports, photos, cleaning or repair receipts, emails
• Names a deadline for them to release the bond
• Sets out the next step — that you intend to apply to the tribunal for orders if they do not comply

The letter shows that you have your evidence ready and that you are prepared to take the matter further if needed.

How to dispute a bond deduction

1. Check the bond lodgement and any claim

Log in to your state’s bond authority website and check the bond record. In many states, you can see whether the landlord or agent has lodged a claim, and for how much.

If a claim has been lodged and you disagree with it, there is a time limit to dispute it, which differs depending on your state. Disputing a claim through the bond authority can stop the money being paid out and start the tribunal process, so check the time limit early.

If no claim has been lodged yet, or the landlord or agent is simply refusing to sign the release, a formal written demand is a common first step.

2. Gather your evidence

Useful evidence includes:

• Entry condition report (the report completed at the start of the tenancy)
• Exit condition report (if one was done, or your own photos and notes from the final inspection)
• Photos from move-in and move-out
• Receipts for any cleaning, repairs or gardening you paid for
• Emails or texts between you and the landlord or agent about the bond, the condition of the property, or any deductions

If an entry condition report was not completed, or the landlord never gave you a copy, that may make it harder for them to show that damage was not already there at the start of the tenancy.

3. Send a formal bond dispute letter

A bond dispute letter sets out your position clearly:

• The bond amount and when it was lodged
• Each deduction you dispute, with your reason for disputing it
• The evidence that supports your position
• The amount you say you are owed
• A deadline for the bond to be released
• That you intend to apply to the tribunal if they do not comply

Send it to the landlord or property manager by email and keep a copy.

4. If they still refuse: apply to the tribunal

If the landlord or agent does not release the bond after your letter, the next step is a tribunal application. The body that hears tenancy disputes depends on your state:

• New South Wales: NSW Civil and Administrative Tribunal (NCAT)
• Victoria: Victorian Civil and Administrative Tribunal (VCAT)
• Queensland: Queensland Civil and Administrative Tribunal (QCAT)
• Western Australia: Magistrates Court (tenancy stream)
• South Australia: South Australian Civil and Administrative Tribunal (SACAT)
• Tasmania: Residential Tenancy Commissioner, then Magistrates Court if needed
• Australian Capital Territory: ACT Civil and Administrative Tribunal (ACAT)
• Northern Territory: Northern Territory Civil and Administrative Tribunal (NTCAT)

Application fees and waiting times are set by each tribunal, so check its website for current information. At a hearing you bring your evidence, the landlord brings theirs, and the tribunal decides who gets what.

Free vs paid: writing the letter yourself

You can write a bond dispute letter yourself. You would need to:

• Set out the bond amount and the deductions you dispute
• Explain why each deduction is wrong — refer to the entry report, normal wear and tear, your evidence
• Cite the relevant section of your state’s residential tenancy legislation
• Attach copies of your condition reports, photos and receipts
• Name a deadline and the tribunal as the next step

The risk with a self-written letter is that it may come across as emotional, unclear or lacking in structure. A letter that refers to the legislation, itemises the dispute properly and names the tribunal pathway is easier for the other side to take seriously.

ClaimDone’s End-of-Lease Bond Dispute Letter is $49. It is drafted from your answers to plain questions, matched to your state’s tenancy laws, and formatted as a formal letter. You approve the letter before it is sent, and we email it to the landlord or agent for you (or you can download it and send it yourself).

The letter includes:

• The bond amount and lodgement details
• Each disputed deduction set out clearly, with your reasons
• Reference to your state’s residential tenancy legislation
• A schedule of your evidence (you attach the documents yourself)
• A clear deadline for release of the bond
• The tribunal application as the named next step

If you are confident writing formal letters and citing legislation, you can write it yourself. If you want a structured document prepared for your state and ready to send, $49 gets it done. Claim Done is not a law firm and this page is general information, not legal advice.

What happens after you send the letter

A landlord or agent who receives a formal letter may release the bond, agree to a reduced deduction, or maintain their position. If the matter goes to the tribunal, they will need to support each deduction with evidence.

If they still refuse, or they make an offer you don’t accept, you can apply to the tribunal. Tribunals are designed to be accessible to people who represent themselves. You file the application, attach your evidence, attend the hearing (in person or by phone, depending on the tribunal), and the tribunal makes a decision.

Tribunal orders are binding. If the tribunal orders the bond released to you, the bond authority pays it out. A tribunal may also order a party to pay the application fee in some circumstances.

How ClaimDone helps

ClaimDone’s End-of-Lease Bond Dispute Letter is built for tenants who have moved out and are being refused their bond, or facing deductions they dispute.

You answer plain questions:

• Your details and the rental property address
• The bond amount and when it was lodged
• Each deduction the landlord or agent is claiming, and why you dispute it
• The evidence you have (entry report, exit report, photos, receipts)
• Whether the landlord or agent has lodged a bond claim, and the deadline to dispute it in your state

ClaimDone drafts the letter from your answers, referring to your state’s residential tenancy legislation and setting out each disputed deduction clearly. You read the letter, request changes if needed, approve it, and we email it to the landlord or agent for you (or you download it and send it yourself).

The service is $49, Australia-wide. Your letter is prepared as soon as you approve it.

If the landlord still refuses after the letter, we can also draft your tribunal application.

Start your bond dispute letter now

Your bond is your money. If your landlord or real estate agent is refusing to release it, or claiming deductions you don’t agree with, a formal bond dispute letter sets out your position clearly and shows you are prepared to take it to the tribunal.

ClaimDone’s End-of-Lease Bond Dispute Letter is $49, drafted from your answers, and emailed to the landlord or agent as soon as you approve it.

Start your bond dispute letter now →

Frequently Asked Questions

How long does the landlord have to release the bond after I move out?

It depends on your state. Each state sets its own timeframes for the landlord or agent to lodge a bond claim or agree to a refund, and for a tenant to dispute a claim through the bond authority. These timeframes can be short, so check your state’s bond authority or tenancy tribunal website early. If the landlord or agent does nothing at all, you may be able to apply to the tribunal for orders.

Can the landlord claim for wear and tear?

Residential tenancy laws generally distinguish between fair wear and tear — the normal deterioration that happens from ordinary use over time — and damage caused by the tenant. Faded paint, worn carpet and minor scuffs and marks are commonly treated as fair wear and tear. The details vary by state, so check the rules that apply to your tenancy.

What if I didn't do an entry condition report?

If there is no entry condition report, or the landlord never gave you a copy, it may be harder for the landlord to show what condition the property was in at the start of the tenancy. How a tribunal weighs that depends on all of the evidence in your case.

Do I need a lawyer to dispute my bond?

You are not required to have a lawyer. Tenancy tribunals are designed so that tenants can represent themselves. You file the application, attach your evidence (condition reports, photos, receipts), and attend a hearing. Whether you get legal advice is your decision.

What if the landlord has already taken the money from the bond?

If the bond authority has already paid out the money, for example because a dispute deadline was missed, you may still be able to apply to the tribunal for orders against the landlord. Check your state’s rules and time limits as soon as possible.