Your rental bond is your money. In NSW it isn’t held by your landlord or agent: it’s lodged with NSW Fair Trading, and it comes back to you when you move out unless money is owed for rent, damage or other costs. Most deductions come down to one of a few things, and cleaning is the one you have the most control over.
This guide walks through how the process works, what to do before you claim, and how to handle it if the agent wants to keep part of the bond.
How the bond works in NSW
When your tenancy started, your bond was lodged with NSW Fair Trading. At the end of the tenancy, either you or your landlord or agent makes a claim to have it paid out. If everyone agrees on the amount, the refund is straightforward. If there’s a disagreement, there’s a set process to resolve it, covered below.
The yardstick for the whole process is your condition report: the document that recorded the state of the property when you moved in. At the end, the property is compared against it. You’re expected to leave it in the same condition, apart from fair wear and tear, which is the normal ageing that happens through ordinary use (worn carpet in walkways, faded curtains, minor scuffs). You can’t be charged for fair wear and tear.
Find your condition report nowDig out your copy, and any photos you took when you moved in, before you start packing. It’s the single most useful document if there’s a disagreement later.
What to do before you claim
According to the NSW Government’s guidance, before you claim your bond refund you should make sure you have:
- Paid your rent up to the end of your notice period (or your moving date if you’re breaking the lease early).
- Cleaned the property to match its original condition.
- Removed all your belongings.
- Repaired any damage beyond fair wear and tear.
- Signed off on the condition report with your landlord or agent.
- Returned all keys, remotes and anything else you were given at the start.
Rent and keys are simple. Damage and cleaning are where most disagreements start, so give them the most time.
The cleaning standard agents check
At the final inspection, the agent walks through with the condition report and looks for anything that’s dirtier than when you moved in. The same spots come up again and again:
- Kitchen: inside the oven, the rangehood filters, the cooktop, and inside cupboards and drawers.
- Bathrooms: soap scum on shower glass, grout, exhaust fans, and the toilet base.
- Every room: skirting boards, light switches, door frames, window sills and window tracks.
- Floors: carpets and hard floors, including under where furniture stood.
- Walls: marks and scuffs that go beyond normal wear.
Our 40-point end of lease checklist lists every item we work through, room by room. It’s worth printing even if you clean yourself.
Take dated photos when you finishOnce the place is empty and clean, photograph every room, the oven, the bathroom and the floors. If a question comes up after you’ve handed the keys back, you have a record.
Check your lease too. Some agreements include extra terms, for example about carpet cleaning when a pet was kept. If something in your lease is unclear, the NSW Government’s renting guidance explains your rights.
Claiming your bond
Most bonds are claimed through Rental Bonds Online. Once you lodge your claim, your landlord or agent has up to 14 days to accept it. If your details are correct, the NSW Government says you should get your bond back about two business days after the claim is accepted, paid by direct deposit.
If you don’t use Rental Bonds Online, there’s a paper “Claim for Bond Refund” form from NSW Fair Trading. You can still submit it if your landlord or agent doesn’t sign it; they are given notice and time to dispute the claim.
Rules and timeframes can change. Always check the current details on the NSW Government’s getting your bond back page.
If the agent claims part of the bond
If your landlord or agent wants to keep some of the bond for cleaning or repairs, start by talking it through. Ask exactly what the problem is, compare it with your condition report and photos, and offer to fix small cleaning issues yourself or have your cleaner come back.
If you can’t agree, the dispute can go to the NSW Civil and Administrative Tribunal (NCAT). The NSW Government has a guide to resolving tenancy disputes that explains the steps.
Book your clean before the inspectionSchedule your end of lease clean after the furniture is out and before the final inspection, so anything the agent raises can be fixed while you still have access.
Quick checklist
| When | What to do |
|---|---|
| Two weeks before | Find your condition report and move-in photos. Book your end of lease clean. |
| Moving day | Remove everything, including from the garage, balcony and letterbox. |
| After the clean | Take dated photos of every room. Return every key and remote. |
| Final inspection | Attend if you can, and sign off the condition report. |
| Claim | Lodge your claim through Rental Bonds Online. |
This guide is general information, not legal advice. For your specific situation, check the NSW Government’s renting guidance or contact NSW Fair Trading.