You cleaned the carpets. You filled every nail hole. You handed back the keys. And now your landlord — or their property manager — is claiming deductions for “damage” that was there when you moved in, or refusing to release the bond at all.
It is a common dispute at the end of a tenancy. The good news: the law sets out a clear process to get your bond back.
Your bond is YOUR money
Your rental bond is held by your state’s bond authority (Rental Bond Board in New South Wales, RTBA in Victoria, RTA in Queensland), not by the landlord. They cannot just keep it. To claim any of your bond, the landlord must prove the damage goes beyond fair wear and tear.
Fair wear and tear includes: scuff marks on walls, minor carpet wear in high-traffic areas, faded curtains, slightly worn kitchen benchtops. These are not legitimate deductions.
Step 1: If a claim has been lodged, dispute it before the payout date
If the landlord or agent has lodged a claim on your bond, act on that first, because the bond authority will pay the claim out unless you dispute it in time. In New South Wales you receive a Notice of Claim and have 14 days to respond; to stop the payout, apply to NCAT and tell NSW Fair Trading before the due-for-payment date so the bond is frozen until the tribunal decides. In other states, check the notice from your bond authority and act within its time limit. Do not wait for a reply to your letter before you do this.
Ready to put it in writing?
Answer 3 quick questions to check you have the details your document needs, and see your next step.
1. Who are you dealing with?
2. How much is at stake?
3. Do you have it in writing?
Your result is ready. Where should we send it?
Step 2: Dispute the claim in writing
Do not just accept the deductions. At the same time, write to the landlord or property manager disputing every claim you disagree with. Reference your entry condition report — if the damage was noted when you moved in, it is not your responsibility.
A formal letter carries more weight than a text message. It creates a paper trail for the tribunal if needed.
Step 3: Apply to the tribunal
Where a claim has been lodged, apply within the deadline in Step 1 without waiting for a reply to your letter. Otherwise, if the landlord will not agree to release your bond, apply to your state tribunal or decision-maker:
- New South Wales — NCAT
- Victoria — VCAT
- Queensland — QCAT (dispute resolution through RTA first, then QCAT)
- Western Australia — Commissioner for Consumer Protection (bond disputes); the Magistrates Court on appeal within 7 days, or where the amount in dispute is more than the bond
- South Australia — SACAT
Filing fees change each 1 July; check the current fee on the tribunal’s or court’s website before you file.
Bring your entry condition report, exit condition report, photos from both move-in and move-out, and your cleaning/carpet receipts. Dated photos help show the condition of the property when you moved in and when you moved out.
What Claim Done can do
Claim Done drafts a formal Bond Dispute Letter for $49. You tell us what happened, what the landlord is claiming, and what you disagree with — we draft a letter citing your state’s residential tenancy legislation and send it to the landlord or property manager.
If a claim has been lodged, or the landlord will not release your bond, we can also prepare your Tribunal Application ($97), so you can file within the deadline while the letter is with the landlord.
What happens when you put your landlord on formal notice
Same problem. What a prepared case looks like.