ACAT Bond Dispute Guide for ACT Property Managers (2026)

Most ACT bond matters resolve without any tribunal involvement. The property manager completes the exit condition report, both parties agree on any deductions, and ACT Rental Bonds processes the release. Where they agree, the bond is paid without ACAT needing to be involved at all.

Escalation happens when one party does not accept the other's proposed distribution and lodges a notice of dispute within the two-week window. From that point, ACT Rental Bonds automatically refers the dispute to the ACT Civil and Administrative Tribunal (ACAT).

Two features make the ACT process distinctly different from Queensland and New South Wales. First, the referral to ACAT is automatic — unlike QCAT, where the property manager must actively file Form 2 within seven days of a NURD or lose the bond, the ACT's referral pathway is triggered by ACT Rental Bonds, not by the parties. Second, ACAT schedules a conference before any formal hearing. The conference is an informal negotiation opportunity facilitated by an ACAT member or registrar. Only if the conference fails does a formal hearing follow.

Understanding these two features shapes how you prepare. There is no "miss the application window and automatically forfeit the bond" hard deadline in the same sense as Queensland. But there are still obligations that matter — particularly the seven-day advance claims list — and failing to meet them is how an otherwise legitimate bond claim falls apart.

Rental bonds in the ACT are held by ACT Rental Bonds, the office that sits within the ACT Revenue Office. Under Section 27 of the Residential Tenancies Act 1997 (ACT), all residential rental bonds are paid into a Territory trust account. Neither the agent nor the lessor holds the money — it sits with ACT Rental Bonds for the duration of the tenancy.

At the end of the tenancy, either the lessor or the tenant can apply to ACT Rental Bonds for the bond to be released. The application sets out the proposed split. A lessor's application typically specifies amounts for outstanding rent, cleaning, or damage, with the balance going to the tenant. A tenant applying independently usually requests the full bond in return.

When ACT Rental Bonds receives a refund application, it notifies the other party. If both parties agree on the proposed split — or if no notice of dispute is lodged within two weeks — the bond is released in accordance with the application. If a notice of dispute is lodged within the two-week window, the matter is referred to ACAT.

One important practical detail: if the notice of dispute relates to only part of the bond amount, ACT Rental Bonds releases the undisputed portion immediately before referring the remaining amount to ACAT. You do not need to wait for the full ACAT process to conclude before receiving the uncontested share of the bond.

Once a refund application has been lodged and the other party is notified, a two-week window opens in which a notice of dispute can be filed with ACT Rental Bonds. This is the key deadline in the ACT bond dispute process.

If you are the lessor and the tenant has submitted a full-bond refund request, you have two weeks from receiving notification to lodge a notice of dispute. If you do not act within that window, the bond will be released per the tenant's application. Conversely, if you have submitted a bond claim and the tenant disagrees, they have the same two-week window to dispute it.

What constitutes a valid notice of dispute. The notice must be lodged with ACT Rental Bonds — not sent directly to ACAT or to the other party's agent. A verbal objection or an informal email does not count. Use the forms and process available through the ACT Revenue Office.

Monitor your correspondence closely at the end of every tenancy. The two-week window runs from notification, which may arrive by email to a shared agency inbox. Confirm that the email address registered with ACT Rental Bonds for your agency is actively monitored at the end of every tenancy, including during staff leave periods. A notification missed by an unmonitored inbox is a bond lost.

The ACT window compared with other states. Queensland's equivalent deadline is seven days to apply to QCAT after receiving a Notice of Unresolved Dispute. New South Wales requires application to NCAT within a specified period after the NTCAT referral point. The ACT's two-week window is more generous than Queensland's but the consequence of missing it is the same: the bond is released in accordance with whoever's application is on file.

When a notice of dispute is lodged within the two-week window, ACT Rental Bonds is required under the Residential Tenancies Act 1997 (ACT) to refer the application and the notice of dispute to ACAT as a tenancy dispute. The referral is treated by law as if it were an application to ACAT — neither party needs to file separately for the bond to be determined.

Once ACAT receives the referral, it sends a conference notice to both parties. The notice sets out the date, time, and format of the conference. Conferences may take place in person at the ACAT registry in Canberra, by telephone, or by videoconference.

The automatic referral is specific to bond disputes. It applies when the dispute arises from a bond refund application lodged through ACT Rental Bonds. If your claim goes beyond the bond amount — for example, damage repair costs that exceed four weeks' rent — you will need to apply to ACAT directly for those additional amounts, using the Application for Resolution of Tenancy Dispute form available from the ACAT website. That separate application attracts standard ACAT application fees and requires you to serve the application on the other party yourself.

The difference from QLD. In Queensland, receiving a Notice of Unresolved Dispute requires the property manager to actively apply to QCAT within seven calendar days — or the bond is automatically released. In the ACT, the two-week dispute window is the key deadline for the parties, but once a valid notice of dispute is filed, the tribunal pathway is opened by ACT Rental Bonds without further action from you.

Once you receive the ACAT conference notice, a specific obligation arises: at least seven days before the conference date, you must provide both the tenant and ACAT with a written list of claims.

The claims list must specify each deduction you are seeking, the amount claimed for each item, and the reason. Seven days means seven calendar days, not business days. Calculate the deadline from the conference date when you receive the notice and prepare the list immediately — do not leave it to the last possible moment.

What a well-prepared claims list looks like. Each item should be specific enough to be understood and, if necessary, defended. "Professional carpet cleaning: $280 — carpets not cleaned to professional standard at exit, photos taken 14 May 2026, invoice from Clean Canberra attached" is useful. "Cleaning: $280" is not. ACAT members read the claims list before the conference, and the quality of your list signals how prepared and credible you are as a party.

Attach supporting evidence where possible. While you are not legally required to attach evidence to the claims list itself, providing the tenant with a preview of your evidence — copies of exit photos, the invoice amounts, the rental ledger — before the conference makes a realistic settlement more likely. A tenant who has already seen clear photographic evidence of damage and a paid invoice from a tradesperson is in a better position to assess their options before the conference than one who first encounters the evidence at a formal hearing.

The consequence of failing to provide the list in time. A lessor who arrives at the ACAT conference without having given the required seven-day advance notice of their claims — or who provides the list with inadequate detail — is at a significant disadvantage. ACAT may adjourn the conference to give the tenant time to review an undisclosed claim, delaying resolution and adding to everyone's costs. Prepare the claims list as soon as you know the dispute is heading to ACAT.

The conference is the first stage of the formal ACAT process. It is informal: both parties attend (in person or by phone or videoconference), and an ACAT member or registrar facilitates discussion aimed at reaching a settlement. The conference is not a formal hearing — neither party gives evidence under oath, and there is no formal examination of documents.

Purpose of the conference. The ACAT member or registrar asks each party to outline their position, reviews the claims list and any evidence provided, and attempts to identify where the parties' positions might converge. The member facilitating the conference has no power to impose an outcome at this stage; they can only help both parties negotiate toward an agreed resolution.

If agreement is reached at conference. If both parties agree on how the bond is to be split, ACAT makes orders reflecting that agreement. The orders are sent to ACT Rental Bonds, which disburses the bond accordingly. This is the most efficient outcome and the one the ACAT process is designed to encourage.

If the conference does not resolve the matter. When no agreement can be reached — because the parties are too far apart on the facts, on the amounts claimed, or on the supporting evidence — ACAT will schedule a formal hearing. The hearing is a separate proceeding on a later date and involves formal evidence and examination.

When the conference does not produce a resolution, ACAT schedules a formal hearing. The hearing operates under the ACT Civil and Administrative Tribunal Act 2008 and is a legal proceeding: parties give evidence under oath or affirmation, documents are formally tendered, and the ACAT member makes a binding order.

What to expect. ACAT will send written notice of the hearing date, time, and format. The format may be in-person at the ACAT registry or by telephone or videoconference. Each party presents their evidence and responds to the other side's case. The ACAT member may ask questions throughout.

Submitting evidence before the hearing. All documents you intend to rely on at the hearing must be provided to ACAT and to the other party before the hearing date. Documents submitted for the conference will generally carry through to the hearing, but confirm with ACAT's registry that your full evidence bundle is on file. If additional materials have become available since the conference — a final invoice, an updated rental ledger — submit them promptly and serve copies on the other party.

The decision. The ACAT member may deliver a decision at the close of the hearing or reserve the decision for a later date. When the decision is made, ACAT notifies ACT Rental Bonds, which disburses the bond in accordance with the order.

Appeals. A party who believes ACAT made an error may appeal within 28 days of the decision. Appeals go to the ACAT Appeal Tribunal and are generally limited to questions of law — the factual findings of the ACAT member cannot be re-examined simply because you disagree with the outcome.

The quality of your evidence is the single factor that most determines whether a bond claim succeeds — whether at conference or at a formal hearing. An organised, complete bundle that documents the property's condition at entry and exit, and quantifies the cost of any legitimate deterioration, is what turns a defensible claim into a successful one.

The entry condition report. The most important document in the file. Under Section 29 of the Residential Tenancies Act 1997 (ACT), the lessor must provide two signed copies to the tenant no later than the day after the tenant takes possession. The ACT Revenue Office publishes the prescribed condition report form; use it rather than a generic agency template. Without a completed, signed entry condition report, you cannot establish what the property looked like at the commencement of the tenancy, and most damage claims will not succeed. For the full detail on ACT condition report requirements, see our ACT condition report requirements guide.

Entry photographs. Timestamped photographs attached to specific items in the condition report — not an unorganised folder of images. Each room, each surface, each appliance. The 14-day tenant review window in the ACT means entry photos need to be specific enough to rebut an item-by-item challenge raised up to two weeks after possession. Wide-angle shots of rooms are not sufficient on their own.

The exit condition report. Completed at or immediately after the final inspection. The exit report is compared item by item against the entry report to identify what has changed beyond fair wear and tear. See our entry vs exit condition reports guide for how to structure that comparison.

Exit photographs. Same items, same angles as entry where possible. Dated and timestamped. When entry and exit photos are organised together and tied to the corresponding items in the condition reports, the before-and-after story is immediately apparent at conference or hearing.

Paid invoices and formal written quotes. For every dollar claimed, there must be a corresponding document: a paid invoice from a licensed cleaner or tradesperson, or a formal written quote on business letterhead specifying the work and the cost. Text messages, informal email estimates, and unattributed figures carry no weight at ACAT.

Rental ledger. If you are claiming unpaid rent or outstanding charges permitted under the tenancy agreement, include the full rental ledger showing the balance owing at the end of the tenancy.

Routine inspection reports. Reports from inspections conducted during the tenancy are useful supporting evidence, particularly where damage developed or worsened progressively. If a tenant raised no maintenance issues across multiple routine inspections, those reports establish a baseline for comparison at the final inspection.

For a broader guide to building bond evidence that holds up at tribunal, see winning bond disputes and how to photograph rental damage for bond evidence.

ACAT's orders in residential tenancy bond matters are governed by the Residential Tenancies Act 1997 (ACT) and the ACT Civil and Administrative Tribunal Act 2008. In a bond dispute, the practical range of orders includes the following.

Bond distribution orders. The most common outcome: ACAT directs ACT Rental Bonds to pay the bond in a specified split between the lessor and the tenant. The order is binding and acted on by ACT Rental Bonds once received.

Compensation orders beyond the bond. If the legitimate cost of damage, cleaning, or outstanding rent exceeds the bond amount, ACAT can order the tenant to pay additional compensation directly to the lessor. This is a separate order from the bond distribution and is enforceable as a civil debt — if the tenant does not pay voluntarily, enforcement may require further steps through the courts.

Orders for outstanding rent and permitted charges. Where the rental ledger demonstrates unpaid rent or other charges permitted under the tenancy agreement, ACAT can include these in its order.

What ACAT will not order. Compensation for fair wear and tear — the normal deterioration that results from ordinary use over time. Compensation for items already recorded as damaged or defective in the entry condition report. Claims not supported by documentary evidence. For where the fair wear and tear line sits in practice, see our fair wear and tear vs damage guide.

Where a bond dispute is automatically referred to ACAT by ACT Rental Bonds following a lodged notice of dispute, the referral is made by the office rather than by a party filing an application. Confirm the current fee position directly with ACT Rental Bonds or on the ACAT fees page before the conference.

Where a party applies to ACAT directly — for example, a compensation claim that exceeds the bond amount — application fees apply under the Court Procedures (Fees) Determination 2025. As at 1 July 2025, for residential tenancy matters brought by a natural person: $86 for amounts of $3,000 or less or where no amount is in dispute; $183 for amounts between $3,000 and $15,000. Corporations pay $172 and $366 respectively for the same thresholds. Higher amounts attract higher fees — check the current ACAT fees page for the complete schedule.

Fee waivers and concessions are available. ACAT has a process for applicants who cannot afford the filing fee; check the ACAT fees page for eligibility criteria and how to apply.

For current and confirmed fees, consult the ACAT website (acat.act.gov.au) directly. Fees are reviewed annually and the figures above reflect the 2025 determination.

The bond disputes that fail — whether at conference or at a formal ACAT hearing — tend to fail for the same reasons. Most are preventable.

Missing the 2-week dispute window. If a tenant submits a bond refund request and you do not lodge a notice of dispute with ACT Rental Bonds within two weeks of notification, the bond is released per the tenant's application. There is no equivalent of the Queensland extension mechanism for missed QCAT deadlines. Monitor correspondence from ACT Rental Bonds actively at the end of every tenancy, and ensure the registered email address is checked by a named staff member.

Providing an inadequate claims list. The seven-day advance claims list is a legal requirement. Providing it late, or providing it with insufficient detail, puts you at a disadvantage at the conference. Prepare the claims list as soon as the dispute is referred to ACAT, not the day before the conference.

Thin entry condition report documentation. The 14-day tenant review window in the ACT is the longest in Australia. Entry documentation needs to be specific enough to rebut an item-by-item challenge raised up to two weeks after possession. See our ACT condition report requirements guide for what that documentation looks like in practice.

Using a non-prescribed form. The ACT Revenue Office publishes the prescribed condition report form. A generic agency template introduces ambiguity about whether required items were assessed and carries less evidentiary weight at ACAT than the prescribed format that ACAT members are familiar with.

Claiming for fair wear and tear. Worn carpet in a well-used hallway after a long tenancy, faded paint on a north-facing wall, minor surface marks — these are ordinary deterioration that cannot be recovered. Bundling fair wear and tear into a claim damages your credibility on the legitimate items and is likely to result in ACAT reducing or dismissing those parts of the claim entirely.

Invoices that are not invoices. A text message estimate, a screenshot of a payment without itemised detail, or an informal quote from a contact does not constitute a paid invoice. ACAT expects either paid invoices or formal written quotes on business letterhead that specify what work was done and the cost. Every dollar claimed needs a corresponding document.

For a broader analysis of condition report mistakes that undermine bond claims across all Australian states, see our condition report mistakes guide.

Once ACAT makes an order, it notifies ACT Rental Bonds, which distributes the bond in accordance with the order. Both parties receive written confirmation.

If your claim exceeded the bond. ACAT can make a compensation order requiring the tenant to pay additional amounts directly to you. The order is enforceable as a civil debt. If the tenant does not pay voluntarily, enforcement may require further steps through the courts — retain the ACAT order as the document you will need if enforcement becomes necessary.

Appeals. If you believe ACAT made an error of law, you may appeal to the ACAT Appeal Tribunal within 28 days of the decision. Appeals are not a mechanism to re-argue the factual evidence — the member's factual findings are not re-examined on appeal absent a legal error.

Record-keeping. Retain all tenancy and dispute records for at least 12 months after the tenancy ends, and longer where enforcement proceedings are ongoing. This includes the entry and exit condition reports and all associated photographs, paid invoices and quotes, the bond refund application, the notice of dispute, the seven-day claims list, and the ACAT order. If you are ever subject to a compliance review, complete records are your protection.

Process review. Every bond dispute is a diagnostic on your inspection workflow. Was the entry condition report completed and delivered on the same day as key handover? Were photographs taken item by item rather than room by room? Were invoices from qualified contractors sought before the vacate date? Each of these is a controllable input that reduces future dispute risk. Our condition report checklist and how to photograph rental damage for bond evidence cover the practical steps.