How to Claim Bond at End of Tenancy: A Property Manager's State-by-State Guide (2026)

Most guides about claiming bond in Australia are written for tenants trying to get their deposit back. This one is written for property managers and self-managing landlords who need to make a claim against bond — to recover costs for cleaning, damage, unpaid rent, or other obligations the tenant has left unmet.

The administrative process looks different from this side of the ledger. You are not submitting a request to receive money you've already paid; you are making a case that the tenant owes money before the bond is returned. That requires evidence, a claim through the relevant bond authority, and — if the tenant disputes — a dispute resolution process that varies significantly by state.

This guide covers four things for each state: the specific portal or system you use, the step-by-step process for lodging your claim, the timeline after you submit (including the tenant's response window), and the dispute path if the tenant contests.

What this guide does not cover: how to build the evidence package for a bond claim (see our winning bond disputes guide), or what counts as fair wear and tear versus claimable damage (see fair wear and tear vs damage). Those are prerequisites to this guide — you should have your evidence ready before you open the portal.

Regardless of state, submitting a bond claim before your evidence is in order is a mistake that can be costly to correct. Here is what you need before you open the online portal:

Exit condition report, completed and signed. This is the primary document in any bond claim. Complete the exit report on the day the tenant vacates, compare it item by item against the entry report, and document every item you are claiming for with specific reference to condition. Without a thorough exit report, most claims fail at the first challenge.

Supporting evidence for each claim item. For cleaning: a professional cleaning invoice or quote. For damage: a tradesperson's quote or invoice for repair or replacement. For unpaid rent: a rent ledger showing the outstanding amount and calculation. Every claim item needs documentary support — "it looked dirty" is not evidence.

Confirmation the tenancy has formally ended. The tenancy end date, the date the keys were returned, and confirmation the tenant has vacated. You generally cannot submit a bond claim before the tenancy has ended.

Outstanding rent calculation. Reconcile the rent account fully before you submit. Discrepancies about whether rent is up to date delay resolution and give tenants grounds to dispute the total.

In Victoria, from no later than 13 October 2026, providing evidence to the renter before lodging a bond claim is a legal requirement — not just best practice. You must give each renter your documentary evidence at least 3 days before lodging the claim, and that evidence must not conflict with the entry condition report. See our VIC bond evidence requirements guide for the full detail on this obligation.

Bond authority: NSW Fair Trading Portal: Rental Bonds Online, via Service NSW (service.nsw.gov.au) Governing legislation: Residential Tenancies Act 2010 (NSW)

In NSW, property managers submit bond claims and refunds through Rental Bonds Online (RBO). The RBO system is the mandatory method for standard residential tenancies managed through a licensed agent or through Service NSW.

The process when a property manager is making a claim:

Step 1: Log in to Rental Bonds Online via your Service NSW business profile. Locate the bond by property address or bond reference number.

Step 2: Lodge your claim with the proposed deductions. Specify the amount you are claiming and the reason for each deduction. Have your evidence files ready to attach.

Step 3: NSW Fair Trading notifies the tenant that a landlord claim has been lodged. The tenant has 14 days from receiving this notice to respond. If the tenant does not respond within 14 days, Fair Trading may process the claim as lodged.

Step 4: If the tenant agrees with your claim, the bond is distributed as agreed and processed promptly.

Step 5: If the tenant disputes, they must apply to NCAT (NSW Civil and Administrative Tribunal) within 14 days and notify Fair Trading in writing that they have done so. Fair Trading holds the bond until the NCAT matter is resolved.

At NCAT, both parties present their evidence. Most NSW bond disputes are resolved at a conciliation conference before a formal hearing is needed. Bring your entry condition report, exit condition report, timestamped photographs, and cost evidence to the conference. The Tribunal issues a binding order that Fair Trading uses to distribute the bond.

For NSW-specific condition report requirements that underpin your bond claim, see our NSW condition report requirements guide.

Bond authority: Residential Tenancies Authority (RTA) Portal: RTA Web Services (rta.qld.gov.au); paper Form 4 available as backup Governing legislation: Residential Tenancies and Rooming Accommodation Act 2008 (QLD)

In Queensland, either the property manager or the tenant can initiate the bond refund process by submitting a Form 4 (Refund of rental bond). Property managers should use RTA Web Services, which processes the claim faster than the paper Form 4 and creates a timestamped record.

When a property manager is making a claim against the bond, two key obligations apply:

1. Provide evidence to the tenant within 14 days of your claim. When you lodge a claim that includes deductions, you must give the tenant supporting documentary evidence — cleaning receipts, repair quotes, or rent ledger — within 14 days. This is a statutory obligation, not optional.

2. Both signatures speed up processing. When both the property manager and the tenant agree on distribution and sign the Form 4, the RTA processes the refund within approximately 2–3 business days. If only one party signs, processing takes longer and a dispute resolution process may begin.

If the tenant disputes your claim, the RTA's dispute resolution service is the first step — a free, facilitated process. Unresolved disputes after RTA conciliation are referred to QCAT (Queensland Civil and Administrative Tribunal) for a binding decision.

For QLD-specific bond evidence requirements and what you need before submitting, see our QLD bond evidence requirements guide.

Bond authority: Residential Tenancies Bond Authority (RTBA) Portal: RTBA Online (accessible via Consumer Affairs Victoria) Governing legislation: Residential Tenancies Act 1997 (VIC)

Victoria's bond claim process changed significantly under the Consumer Legislation Amendment Act 2025 (VIC), with the key obligation taking effect no later than 13 October 2026: before lodging a bond claim, a property manager must give each renter documentary evidence supporting the claim, at least 3 days in advance. That evidence must not contradict the entry condition report.

The practical flow in Victoria from October 2026 onwards:

Step 1: Complete the exit inspection and compile your evidence — invoices, quotes, photographs linked to specific items. Cross-check each claim item against the entry condition report to confirm the damage did not exist at the start of the tenancy.

Step 2: Provide the evidence to each renter at least 3 days before lodging your claim. Keep a record of when and how you delivered it.

Step 3: Lodge the claim via RTBA Online. The RTBA notifies all parties. Other parties have 14 days to contest the claim.

Step 4: If no contest is received within 14 days, the RTBA processes the refund within 1 business day of the acceptance deadline.

Step 5: If disputed, the matter goes first to Rental Dispute Resolution Victoria (RDRV) — a specialist service that commenced in mid-2025 and operates as a faster, less formal first step before a full VCAT hearing. Most Victorian bond disputes are resolved at the RDRV stage.

For full details on Victoria's new evidence requirement, see our VIC bond evidence requirements guide.

Bond authority: Bonds Administration (Consumer Protection, DEMIRS) Portal: BondsOnline (consumerprotection.wa.gov.au) Governing legislation: Residential Tenancies Act 1987 (WA)

Western Australia launched a significant change to its bond process on 28 March 2026: the new BondsOnline system replaced the previous Joint Application for Disposal of Security Bond (paper form) as the standard method for releasing bonds. Property managers who have not yet registered for BondsOnline should do so now. The old paper Joint Application form continues to be accepted through 31 December 2026 during the transition period, but BondsOnline is the expected method going forward.

The BondsOnline process when a property manager is making a claim:

Step 1: Log in to BondsOnline and locate the relevant bond. Step 2: Select the option to release the bond. When prompted whether you want to make a claim, select Yes. Step 3: Enter the amounts claimed and reasons. Upload your supporting evidence. Step 4: Bonds Administration notifies the other parties. They typically have 14 days to respond. Step 5: If there is no agreement, the Commissioner of Tenancies may review the matter and make a decision. Any party that disagrees with the Commissioner's decision has 7 days to lodge an appeal with the Magistrates Court.

WA's dispute path is meaningfully different from other states: rather than a low-cost tribunal, unresolved bond disputes proceed to the Magistrates Court. This is a more formal process with court fees, procedural requirements, and hearing dates that may be weeks away. The practical implication is that the cost-benefit of pursuing a WA bond claim should be assessed carefully for smaller amounts. Strong condition report evidence makes that assessment easier — and makes the claim more likely to succeed if you proceed.

For the full context on WA's bond system, see our WA condition report and bond rules guide.

Bond authority: Consumer and Business Services (CBS) South Australia Portal: Residential Bonds Online (portal.cbs.sa.gov.au) Contact: 131 882 Governing legislation: Residential Tenancies Act 1995 (SA)

South Australia's bond claims are managed through CBS's Residential Bonds Online (RBO) portal. At the end of the tenancy, log in to the RBO portal to initiate the claim process.

The process when a property manager is making a claim:

Step 1: Log in to the CBS RBO portal and locate the relevant bond using the property address or bond reference. Step 2: Lodge your claim with supporting documentation — cleaning invoices, repair quotes, and rent ledger as applicable. Step 3: The tenant is notified via the portal and by email. They can accept the claim, make a counter-offer, or dispute it. Step 4: If not disputed, CBS processes the refund within 5 working days. Validated refunds are generally processed within 7 business days. Step 5: If disputed, Consumer and Business Services provides initial assistance. Unresolved disputes are referred to the relevant tribunal for a binding determination.

For SA-specific condition report requirements that form the foundation of your bond claim evidence, see our SA condition report requirements guide.

Tasmania — MyBond

Bond authority: Rental Deposit Authority (RDA), administered through MyBond (cbos.tas.gov.au). Governing legislation: Residential Tenancy Act 1997 (TAS).

Tasmania's most important rule for property managers is one that many guides overlook: you must start your claim in MyBond within 3 working days of the tenant returning the keys. If you do not lodge a claim within 3 working days, the tenant can apply to have their full bond returned regardless of the property's condition. Set a calendar reminder the moment keys are received — this deadline has caught many property managers out.

Once you lodge a claim via MyBond, the tenant receives a notification through the platform and has 14 days to respond. If not disputed, the bond is paid out 14 days after the claim was lodged. Disputes can be raised through MyBond directly and are referred to Consumer, Building and Occupational Services (CBOS) if unresolved.

Australian Capital Territory — ACT Revenue Office

Bond authority: ACT Revenue Office, administered through Access Canberra (revenue.act.gov.au/rental-bonds). Governing legislation: Residential Tenancies Act 1997 (ACT).

In the ACT, the bond is held by the ACT Revenue Office (also known as the Rental Bonds Office). To release the bond, both parties typically need to agree and submit the relevant form, or one party must apply to ACAT (ACT Civil and Administrative Tribunal) for an order.

If a property manager is making a disputed claim: you must prepare your list of claims and give a copy to the tenant at least 7 days before any scheduled ACAT conference. ACAT will hold a conference to attempt resolution; if no agreement is reached at the conference, ACAT schedules a formal hearing.

Northern Territory — No Bond Authority

Governing legislation: Residential Tenancies Act 1999 (NT).

The NT is unique in Australia: there is no government bond authority. Rather than being lodged with a statutory body, bonds paid to a real estate agent are held in the agency's designated trust account throughout the tenancy. At the end of the tenancy, the property manager processes the bond distribution directly from trust, returning the agreed amount to the tenant and retaining any amount being claimed.

If there is a dispute about bond distribution, either party can apply to NTCAT (Northern Territory Civil and Administrative Tribunal). NTCAT has jurisdiction over residential tenancy matters including bond disputes.

One NT-specific obligation to be aware of: if a bond remains unclaimed for 6 months after the tenancy ends, it must be transferred to the Tenancy Trust account managed by the Commissioner of Tenancies. Property managers should ensure bond distributions are finalised promptly at the end of every tenancy.

A tenant dispute does not mean you lose your claim — it means you need to present your evidence through a more formal process. Here is how to respond effectively:

Step 1: Review your evidence before reacting. Before doing anything else, check that you have: the signed entry condition report, the completed exit condition report, timestamped photographs linked to each claimed item, invoices or quotes for every cost claimed, and the rent ledger reconciled to the tenancy end date. Gaps in this evidence are what tenants and their representatives will target at tribunal.

Step 2: Respond within the required timeframe. Each state has a deadline for the landlord or agent to respond to a dispute. NSW: 14 days to apply to NCAT. QLD: respond through the RTA dispute process. VIC: contest via RTBA Online within 14 days. TAS: raise dispute through MyBond. WA: 7 days from the Commissioner's decision to appeal to the Magistrates Court. ACT: provide claims list to ACAT 7 days before conference. Missing these deadlines can result in the bond being returned in full to the tenant by default.

Step 3: Attend the hearing prepared. For tribunal hearings — NCAT, QCAT, VCAT, ACAT, or NTCAT — a structured presentation organised by claim item is the most effective format. For each item: show the entry condition report entry for that item, show the exit condition report entry, show the photograph (with timestamp), and show the supporting cost evidence. This structure makes the claim easy for a tribunal member to follow and hard to dispute.

Step 4: Consider whether the claim is worth pursuing. In most states, tribunal applications have modest fees and a relatively informal process. In WA, where disputes go to the Magistrates Court, the cost-benefit calculation is different. Court fees, the formality of the process, and potential hearing delays make it worth assessing whether a small claim is worth the effort and cost of pursuing. A strong condition report gives you confidence in that assessment.

These are the patterns that cause property managers to lose bond claims that should have been winnable:

Missing Tasmania's 3-working-day window. If you do not lodge a claim in MyBond within 3 working days of the tenant returning keys, the tenant can apply for the full bond regardless of the exit condition. This deadline is non-negotiable and is missed more often than it should be. Build it into your tenancy end workflow, not just your memory.

Submitting before evidence is assembled. In Victoria from October 2026, submitting a bond claim before your evidence is compiled and provided to the renter is a breach of the Act. In other states it is not yet a formal breach, but it weakens your claim — you will be assembling evidence under time pressure while the tenant's response window is already running.

Claiming for items documented as damaged at entry. The entry condition report is reviewed in every bond dispute. If you noted a wall mark at entry but are claiming for it at exit, the claim will be disallowed. Cross-reference every exit claim against the entry report before you submit. If there is any overlap, remove those items from your claim before lodging it.

Claiming for fair wear and tear. Carpet worn from normal foot traffic over a 3-year tenancy, paint faded by age and sunlight, and surface scratches on kitchen benches from regular use are fair wear and tear — not claimable. Claiming for these items invites a successful dispute and undermines your credibility on the legitimate claims in the same application. See our fair wear and tear vs damage guide for detailed guidance.

Not having the entry report. Without a signed entry condition report, you cannot demonstrate that damage occurred during the tenancy rather than existing beforehand. In the absence of an entry report, tribunals typically find against the landlord. This is the foundational document — there is no substitute for it.

For property managers who need a fast lookup, here is the state-by-state summary.

NSW — Portal: Rental Bonds Online via Service NSW. Tenant response window: 14 days. Dispute path: NCAT.

QLD — Portal: RTA Web Services (Form 4). Tenant response window: varies (check RTA portal). Evidence to tenant required within 14 days of claim. Dispute path: RTA dispute resolution, then QCAT.

VIC — Portal: RTBA Online. Provide evidence to renter at least 3 days before lodging (legally required from October 2026). Tenant response window: 14 days. Dispute path: RDRV, then VCAT.

WA — Portal: BondsOnline (new from March 2026; old Joint Application form still accepted until 31 December 2026). Tenant response window: 14 days. Dispute path: Commissioner of Tenancies decision, then Magistrates Court (7-day appeal window).

SA — Portal: Residential Bonds Online at portal.cbs.sa.gov.au (CBS). Processing: 5 working days if agreed. Dispute path: CBS assistance, then tribunal.

TAS — Portal: MyBond. Critical: PM must lodge within 3 working days of key return. Bond released 14 days after claim if no dispute. Dispute path: CBOS.

ACT — Portal: ACT Revenue Office (revenue.act.gov.au/rental-bonds). Claims list to ACAT 7 days before conference. Dispute path: ACAT.

NT — No portal — bond held in agent trust account. Process directly from trust. Dispute path: NTCAT. Unclaimed bonds: transfer to Commissioner of Tenancies' Tenancy Trust after 6 months.

The most important action in the bond claim process does not happen when you open the online portal. It happens at the start of the tenancy, when you complete the entry condition report, and at the end, when you complete the exit report.

Every state's bond authority uses the condition report as the baseline document. Every tribunal compares entry condition against exit condition. Every disputed item is assessed against what was — or was not — recorded at entry. The portal you use, the form you submit, and the timeline you follow all matter. But the strength of your claim starts with the quality of your documentation.

A thorough entry report — with specific descriptions, accurate condition ratings, and timestamped photographs for each room and item — makes the exit claim faster to prepare, easier to defend, and more likely to succeed. A vague or unsigned entry report turns a legitimate claim into a difficult dispute.

ConditionHQ generates condition reports designed specifically for this purpose: structured by room and item, with AI-assisted descriptions that avoid the vague language that weakens claims, photo capture embedded alongside the condition assessment, and an audit trail that stands up to scrutiny at tribunal. The free tier gives you three full reports per month — enough to evaluate whether it fits how you work before you commit to a paid plan.