ACT Bond Evidence Requirements: A Property Manager's Complete Guide (2026)

There are three features of ACT tenancy law that shape how property managers approach bond evidence differently from their counterparts in other states.

The 14-day tenant review window. Under Section 29 of the Residential Tenancies Act 1997 (ACT), the tenant has 14 days after receiving the condition report to return one copy, noting any disagreements with the recorded condition. This is the longest review window in Australia — double the seven days available in NSW, and more than twice as long as Tasmania's two-day window. A tenant who disagrees with the entry condition report can review the property methodically over two weeks, identify specific items, and return a contested copy. Entry documentation that would hold up in another state may not be specific enough to rebut a careful, item-by-item challenge in the ACT.

The two routine inspections per year cap. Section 71 of the Residential Tenancies Act 1997 (ACT) limits routine inspections to a maximum of two per 12-month period — among the strictest frequency limits in Australia. Property managers accustomed to quarterly inspections in NSW, Queensland, or Western Australia may be used to building four inspection reports per year. In the ACT, those opportunities become two. Each visit therefore carries greater responsibility for building the mid-tenancy condition record that fills the evidentiary gaps between entry and exit.

The prescribed form. The ACT Revenue Office (Access Canberra) publishes the prescribed condition report form for ACT tenancies. Using a generic agency template rather than the prescribed form introduces ambiguity at ACAT. Tribunal members are familiar with the prescribed layout, and a non-standard format can raise questions about whether all required items were properly assessed.

These three features mean that ACT bond evidence strategy starts earlier, requires greater entry-level specificity, and relies more heavily on two high-quality routine inspections to build the mid-tenancy record. The rest of this guide translates each of those features into practical documentation steps.

Under Section 29 of the Residential Tenancies Act 1997 (ACT), the lessor must provide two signed copies of the condition report to the tenant no later than the day after the tenant takes possession of the premises. The report must cover the state of repair and general condition of the premises and any goods leased with the premises — furniture, whitegoods, and appliances for furnished properties.

The day-after-possession deadline is strict. A key handover on a Friday that leads to a condition report delivered on Monday is already non-compliant — even though that is only one business day later. The safest approach is to complete the condition report before the key handover and deliver both copies at the same time as the tenancy agreement and keys. Completing the report at the handover appointment and handing both copies to the tenant at that point creates a contemporaneous record with no gap between possession and delivery.

Use the prescribed ACT condition report form. The ACT Revenue Office provides the prescribed form. A non-standard template may carry less evidentiary weight at ACAT, where members are familiar with the prescribed layout. Digital tools that replicate the prescribed fields satisfy the requirement and often improve documentation quality.

Documenting beyond the minimum. Compliance with Section 29 requires that the condition report cover the state and condition of the premises and goods. What makes an entry condition report useful as evidence 12 or 18 months later — when a bond dispute arises — is specificity. Record materials, colours, and specific observed condition for each item. "Wall: white, no marks, paint in good condition — photo ref 12" is defensible. "Walls: good" is not. Each notation should be specific enough to rebut a tenant who, on day 13 of their review window, decides to dispute that particular item.

The consecutive tenancy exemption. Section 29 provides that where a new tenancy is entered into with the same tenant — a lease renewal — a new condition report is not required if an existing one is already on file for the property. This saves time for straightforward renewals. However, when the tenant eventually vacates years after the original entry, your bond claim will be measured against an entry condition report that may be several years old. If significant time has passed or there has been any settled damage claim during the tenancy, completing a fresh report at renewal is worth considering as a new baseline, even if the Act does not require it.

The 14-day review window is the most operationally significant difference between ACT condition report practice and practice in other states. When the tenant receives both copies, they may: agree with the whole report and return one signed copy; agree with parts and dispute others, noting specific disagreements on the returned copy; or not return the copy at all within 14 days (in which case the lessor's version of the report stands).

What the 14-day window enables is methodical, deliberate review. A tenant who moves in on the first day of the month and receives the condition report that day has until day 14 to go through every room, compare it against the report, and note anything they disagree with. This is very different from a rushed review at the time of key handover or a seven-day window that passes quickly in the bustle of moving in.

The evidence implication. The longer the tenant has to dispute the entry condition report, the more specific your photographic record needs to be. A wide-angle photograph of a room does not rebut a tenant who returns the report noting a specific pre-existing mark on the east wall. An item-specific photograph of that wall — taken at entry, with an embedded timestamp — does.

What ACT entry photography should cover for each room. Wide-angle shots from each corner. Close-ups of each wall surface at mid-height. Close-ups of flooring in the centre and corners. Close-ups of any pre-existing marks, wear, or defects, with a note in the report referencing the photo number. Photographs inside all appliances — oven, dishwasher, refrigerator if included. Close-ups of bathroom grout, shower screen, and toilet. Window fittings, blind condition, and window track cleanliness.

Photographs should be taken on the same day as the key handover. Modern smartphones embed the date and time in every photo's EXIF data automatically — this is sufficient for ACAT purposes provided the phone's clock is correctly set.

If the tenant does not return the condition report within 14 days. The Act does not impose a formal consequence on the tenant for failing to return the report. In practice, the lessor's version stands. Document that you provided both copies — use email delivery, a witnessed handover, or a notation signed by the tenant at key handover. Make a file note when the 14-day period passes without a return. That record matters if the tenant later disputes the entry report's accuracy at ACAT.

Section 71 of the Residential Tenancies Act 1997 (ACT) limits routine inspections to a maximum of two in any 12-month period. Property managers from other states should treat this as a hard compliance requirement when managing ACT properties. Conducting more than two routine inspections per year is not a minor oversight — it constitutes an unlawful entry that can expose the agent to ACAT proceedings.

The first and last month exceptions. Additional inspections may be conducted during the first month of a new tenancy and during the final month before the tenancy ends. These do not count toward the two-per-year cap. A first-month inspection can confirm the property's condition after the tenant has settled in and identify any items they have raised that require follow-up. A final-month inspection lets you identify remediation required before the exit and give the tenant the opportunity to address it before the end of the lease. Confirm the current application of this provision with Access Canberra (13 22 81) before relying on it.

The evidentiary implication of two inspections. Where a NSW or Queensland property manager might have four inspection reports spanning the year — providing quarterly condition records — an ACT property manager has two. Each of those two visits therefore needs to be more thorough, and the reports more detailed, to provide a useful condition record for ACAT if something goes wrong.

What each routine inspection report should document. For every room, record the condition of walls, ceilings, floors, and fixtures. Note any changes in condition since the last inspection with photographs of those changes. Document maintenance items requiring attention, with a notation of when they were reported to the landlord. Timestamp and send the report to the landlord the same day.

Using routine inspections to build an evidence timeline. If damage appears for the first time at a routine inspection, note it specifically: "New stain on bedroom carpet (approximately 30cm diameter, east corner) — photo ref 7, not present at entry or first routine inspection." That notation creates a dated record of when the damage first appeared — which is important at ACAT for establishing that it was tenant-caused rather than pre-existing or a result of ordinary use.

Notice requirements. All routine inspection notices must be in writing, given at least seven days in advance, and specify a date and a time between 8am and 6pm on a Monday to Saturday. Inspections on public holidays require the tenant's agreement. Retain all notices as proof of compliance with the entry requirement.

The exit condition report is the document most carefully examined at ACAT, and its timing is as important as its content. Complete the exit inspection and report on the day the tenant vacates — or within 24 hours at the latest. The exit condition evidence should be taken before the property is cleaned, repaired, or re-let. Photographs taken after a cleaning team has entered, or after a contractor has begun repair work, are less persuasive than photographs taken on the day of handover.

Invite the tenant to attend. If at all possible, conduct the exit inspection with the tenant present. A tenant who attends the exit inspection is less likely to dispute findings they observed alongside you. If the tenant will not attend or has already left the property, invite them in writing, note the invitation, and document their non-attendance. A written invitation that goes unanswered is itself a useful record.

Matching the exit report to the entry. For each item, compare the exit condition directly against the entry condition report notation. Where the condition has changed, note it specifically and reference the corresponding entry notation and photograph. "Oven interior: heavy grease build-up on all surfaces — entry report noted 'clean, no residue' (photo ref 3); exit photo ref 47" is the kind of notation that makes the ACAT comparison straightforward.

Exit photography. Use the same items and angles as the entry photographs. The most persuasive format at ACAT is matched pairs — the same corner of the same room at entry and at exit, showing the change in condition. Where a matched pair exists, the before-and-after story is immediately apparent to an ACAT member without accompanying explanation.

Practical timing. Complete the exit inspection and obtain quotes within 48 hours. Submit the bond release application through the ACT Revenue Office promptly. The two-week dispute window begins when ACT Rental Bonds notifies the other party of your application. Your evidence package should be assembled before you lodge, not assembled in response to a dispute once it arises.

A complete ACT bond evidence package, organised and ready before the bond release application is lodged, is what makes the difference between a straightforward resolution and a difficult ACAT hearing. The following documents form the core of that package.

Entry condition report. Signed by both parties where possible, completed with genuine specificity on the prescribed ACT Revenue Office form, with timestamped photographs referenced to each item. This is your baseline — the document against which every exit claim is measured.

Exit condition report. Completed on the day of vacancy or within 24 hours. The exit report documents the property's condition at the end of the tenancy and is the primary comparison document at ACAT. Every claimed item should appear clearly in the exit report with a specific notation.

Timestamped entry and exit photographs. Photographs tied to specific rooms and items, with embedded EXIF timestamps. The most persuasive format is matched entry-exit pairs for each claimed item. Undated photographs, unmatched photographs, or a folder of unsorted images carry significantly less weight at ACAT than a structured, item-by-item comparison.

Paid invoices or formal written quotes. For every dollar claimed, a paid invoice from a qualified service provider or a formal written quote on business letterhead specifying the work and its cost. An ABN and contact details must be visible. A text message estimate, a screenshot of a bank transfer, or an informal figure from a contact does not constitute a quote in the sense expected by ACAT.

Rental ledger. If claiming for unpaid rent, a complete rental ledger showing all payments received, the dates of payment, and the outstanding balance at the end of the tenancy. The ledger should reconcile with your trust account records.

Routine inspection reports. Where damage was identified at a routine inspection during the tenancy, those reports establish a timeline for when the condition change first appeared. Two thorough routine inspection reports from an ACT tenancy can be a useful evidentiary record — particularly where the entry report is several years old due to a long tenancy or a consecutive tenancy renewal.

Before lodging the bond claim, review every item against the entry condition report. Any item recorded as already defective or worn at entry cannot be claimed at exit. Including such items undermines your credibility on legitimate claims and is likely to result in ACAT reducing or dismissing them.

When a bond release application is disputed and the matter is referred to ACAT, a specific obligation arises before the first conference. At least seven calendar days before the conference date, the lessor must provide both the tenant and ACAT with a written list of claims specifying: each deduction sought, the amount claimed for each item, and the reason. A copy must go to both parties.

The seven-day advance claims list is a legal requirement under the Residential Tenancies Act 1997 (ACT). Failing to provide it in time — or providing it with insufficient detail — puts you at a significant disadvantage at conference. An ACAT member who notes that the tenant received the claims list only hours before the conference, or received a list that says simply "cleaning: $350" without further detail, is less likely to facilitate a fair resolution from a position of genuine information.

What a well-prepared claims list looks like. For each item, specify: the type of claim (damage, cleaning, unpaid rent), the specific item or area, the amount claimed, the supporting documents attached, and the reason. "Professional carpet steam clean — master bedroom: $180 — carpet not cleaned to professional standard at exit, brown staining near window not present at entry (photo refs 14 and 52), invoice from Canberra Carpet Services dated 18 July 2026 attached" is a well-prepared entry. "Carpet clean: $180" is not.

Provide supporting evidence with the list. While attaching evidence to the claims list is not a strict requirement, sending exit photographs and invoice copies to the tenant before the conference makes a realistic settlement at conference more likely. A tenant who has already seen clear photographic evidence and a paid invoice is better placed to assess their options before the conference date.

Calculate the deadline carefully. Seven days means seven calendar days, not business days. If the conference is on a Friday, the claims list must reach the tenant and ACAT by the previous Friday — not the previous Monday. Calculate the deadline from the conference date immediately when you receive the conference notice, and prepare the list at once rather than leaving it to the last possible day.

For the full ACAT process — the automatic referral, the conference, formal hearing, orders, and appeals — see our ACAT bond dispute guide for ACT.

Cleaning is the most common ground for bond claims in ACT tenancies, and the standard is consistent with other Australian states: the property should be returned in the same standard of cleanliness as at the start of the tenancy, adjusted for fair wear and tear.

Disputes over cleaning arise primarily because the entry condition report did not document the cleanliness standard specifically enough, exit photographs do not clearly show the claimed condition, or the cleaning invoice does not itemise what was done.

Entry documentation for cleaning claims. Record specific detail for areas that commonly attract end-of-tenancy cleaning claims: oven interior and grill, rangehood filter, dishwasher interior, bathroom tiles and grout, shower screen, toilet base and cistern, window tracks, laundry trough, and exhaust fan covers. "Oven interior — clean, no grease residue, no carbon build-up on walls or door glass" is useful. "Kitchen — good" is not. Attach a close-up photograph to each of these areas at entry.

Exit documentation. Photograph the same areas at exit. A close-up of a clean rangehood filter at entry alongside a close-up of a grease-saturated filter at exit tells an ACAT member what they need to know without any accompanying explanation.

Itemised invoices. A cleaning invoice that itemises each task — oven deep clean, rangehood degrease, bathroom scrub, shower screen polish, window cleaning, carpet steam clean — with a cost per task is far more persuasive than a lump-sum invoice. ACAT can assess the reasonableness of individual line items; a bundled total cannot be evaluated item by item.

Tenancy length. A Canberra tenancy that runs three or four years will leave some level of ordinary wear on kitchen surfaces, bathroom grout, and carpets. Expecting the same standard of cleanliness as a property in which no one has lived for four years is not a reasonable position, and claiming to that standard undermines your credibility on the items that are legitimate. ACT ACAT considers tenancy length when assessing the reasonableness of cleaning claims.

Every damage claim in an ACT bond matter must exceed the fair wear and tear threshold. Fair wear and tear is the normal deterioration that occurs through ordinary use of a property over time. It is characteristic of every long-term tenancy, and ACAT does not permit bond claims for it.

In the ACT context, there are some property-specific considerations. Canberra's cold winters and significant temperature fluctuations contribute to condensation issues in older properties and accelerated wear on window seals and bathroom silicone. An older Canberra property with known condensation patterns will experience paint discolouration and silicone deterioration faster than a newer, better-insulated property. ACAT takes property age, condition, and Canberra's climate into account when assessing what is recoverable.

What typically falls within fair wear and tear: minor scuffs on walls in high-traffic areas such as hallways and near light switches; slight carpet wear in doorways and main pathways after a tenancy of several years; minor paint fading on north-facing or sun-exposed walls; small nail holes from framed pictures in reasonable numbers; natural weathering of outdoor fencing and decking consistent with Canberra's seasonal conditions.

What typically constitutes damage: large holes or gouges in plasterboard; burns or deep stains on carpet, benchtops, or flooring; broken fittings or fixtures from misuse; pet damage including scratches, staining, and odour; deliberate damage of any kind.

The three-element framework for damage claims. To succeed at ACAT you need to establish: the item's condition at entry (entry condition report and photographs); the item's condition at exit (exit condition report and photographs); and the reasonable cost to repair or replace the item (itemised invoice or formal written quote). ACAT will typically apply depreciation to replacement claims — the full replacement cost of a carpet that was already several years old at entry is not recoverable in full, and including it at full cost signals to the ACAT member that you have not reviewed your claims carefully.

For detailed guidance on where the fair wear and tear line sits across common property items, see our fair wear and tear vs damage guide.

Bond claims that fail at ACAT in ACT matters consistently fail for the same reasons. The following mistakes are avoidable with process changes.

Missing the day-after-possession deadline for the entry condition report. Section 29 requires the condition report to be provided no later than the day after possession. A condition report delivered even one day late creates a compliance question that a tenant can raise at ACAT. Complete the report before key handover and deliver both copies at the same time as the keys.

Thin entry documentation against a 14-day review window. The most common reason ACT bond claims fail is an entry condition report that is too vague to rebut a specific tenant dispute raised within the 14-day review window. Wide-angle room photos and generic condition ratings such as "good" or "fair" are insufficient. Every significant item needs a specific notation and a corresponding item-specific photograph with an embedded timestamp.

Using a non-prescribed form. The ACT Revenue Office provides the prescribed condition report form. ACAT members are familiar with it. A generic agency template introduces ambiguity about whether required items were assessed, and an ACAT member will note the difference between the prescribed format they see regularly and an unfamiliar layout.

Over-inspecting by ACT standards. Property managers who normally conduct quarterly inspections in NSW, QLD, or WA sometimes continue that pattern in the ACT without adjusting for Section 71's two-per-year cap. Conducting more than two routine inspections per 12-month period constitutes an unlawful entry. Adjust your property management software and inspection schedules for ACT properties as soon as management commences.

A late or insufficiently detailed 7-day claims list. When a dispute proceeds to ACAT conference, the seven-day advance claims list is a legislative requirement. A list delivered on the day of the conference, or one that lists categories without specific detail, damages your credibility and prevents the conference from operating as efficiently as it is designed to.

Consecutive tenancy baseline issues. When a tenant renews under Section 29's consecutive tenancy exemption, no new condition report is required. However, the original entry report — which may be several years old — becomes the baseline for exit claims when the tenant eventually vacates. If the entry report is vague or the property has changed materially during the long tenancy, a voluntary updated report at renewal is worth considering.

For a broader treatment of condition report mistakes that affect bond outcomes across all Australian states, see condition report mistakes that cost you bond claims.

The ACT's documentation challenges — day-after-possession delivery, a 14-day tenant review window, item-specific photographs, and ACAT evidence packaging — are more consistently met with a purpose-built condition report platform than with paper forms or generic document tools.

Structured photo capture tied to items. Photos attached to specific items in specific rooms, with EXIF timestamps preserved at capture. When a tenant returns a contested condition report on day 13 of their review window disputing a specific item, you have a timestamped photograph attached to exactly that item — not a folder of unsorted images to search through under time pressure.

ACT prescribed form compliance. A platform that generates condition reports matching the prescribed ACT Revenue Office format ensures the output is what ACAT members expect, without requiring manual configuration for each tenancy.

Delivery records. Section 29's day-after-possession deadline requires not just that the report is completed, but that it is delivered. A platform that sends the report by email and records the delivery timestamp creates the audit trail you need if delivery timing is ever questioned at ACAT.

Entry-to-exit comparison. When both entry and exit reports are in the same digital system, the comparison is clear and structured. Changes in condition are immediately visible, and the evidence chain from entry to exit is intact without requiring manual cross-referencing of separate files.

Cloud storage for the long term. An ACT tenancy can run for several years. The entry condition report and all inspection reports need to be accessible at the ACAT hearing, however long after they were created. Digital cloud storage with automatic backup is more reliable than a physical file in an agency office that may move premises, change software, or lose older records.

ConditionHQ's free tier provides three full condition reports per month. The Pro plan at $59 per month and Agency plan at $149 per month provide unlimited reports with team workflow features. See our property inspection software comparison for a full comparison of platforms in 2026.

ACT bond evidence requirements are shaped by three features of the Residential Tenancies Act 1997 (ACT) that distinguish them from other Australian states. Understanding those features in advance — and building documentation practices around them — is what makes the difference between a claim that settles quickly and one that proceeds to a formal ACAT hearing.

The 14-day tenant review window demands the most specific entry documentation in the country. Item-specific, timestamped photographs are essential, not optional. A generic condition rating in a room-level photograph does not rebut a systematic item-by-item challenge raised on day 12.

The two-per-year inspection limit under Section 71 means each routine visit carries greater evidentiary weight than in other states. Two thorough, well-documented inspection reports across a 12-month tenancy are more useful than four superficial ones — but missing the cap is a compliance breach regardless of how useful the extra visits would have been.

The prescribed ACT condition report form from the ACT Revenue Office is what ACAT members are familiar with. Use it rather than a generic agency template.

Key obligations at a glance. Entry condition report: two signed copies on the prescribed ACT Revenue Office form, delivered no later than the day after possession (Section 29). Tenant review window: 14 days for the tenant to return one copy with agreement or disagreement noted. Routine inspections: maximum two per year under Section 71, with 7 days written notice and entry permitted 8am–6pm Monday to Saturday. Bond lodgement: four weeks' rent maximum, lodged with the ACT Revenue Office within 2 weeks (lessor) or 4 weeks (agent). Bond release: requires agreement by both parties or an ACAT order — there is no mechanism for a lessor to unilaterally retain bond money in the ACT. ACAT claims list: written list specifying each item, amount, and reason, given to both the tenant and ACAT at least 7 calendar days before any conference.

The property managers who succeed consistently in ACT bond disputes are the ones who treated every tenancy as if it might end in a dispute — because documentation built to that standard is the documentation that holds up when it does.