Question 1

What is a condition report?

Accepted Answer

A condition report is a room-by-room written record of the state of a rental property at the start and end of a tenancy. It documents the condition of every item — walls, floors, appliances, fittings — alongside photos where possible. The report is the primary evidence used to resolve bond disputes in every Australian state.

Question 2

Is a condition report mandatory in Australia?

Accepted Answer

Yes, in every state and territory. NSW, VIC, QLD, WA, SA, TAS, and NT all require both entry and exit condition reports under their respective Residential Tenancies Acts. The ACT is the only jurisdiction that only legally mandates an entry condition report, though an exit report is still strongly recommended.

Question 3

Who pays for the condition report?

Accepted Answer

The landlord or their property manager is always responsible for preparing the condition report. There is no cost to the tenant. If a professional inspector is hired, the landlord pays the fee (typically $150–400 for a standard residential property).

Question 4

How much does a condition report cost in Australia?

Accepted Answer

DIY using a printed template: $0–40 in printing/time costs. Using software like ConditionHQ: $0 on the free plan or $20–60 per month for unlimited reports. Hiring a professional inspector: $150–400 per report depending on property size and state. See our full pricing breakdown in the blog.

Question 5

What's the difference between an entry and exit condition report?

Accepted Answer

An entry condition report documents the condition of the property at the start of a tenancy, before the tenant moves in. An exit condition report does the same at the end, when the tenant moves out. The two reports are compared side-by-side to determine what damage occurred during the tenancy — this is what bond claims are based on.

Question 6

What is the Entry Condition Report (Form 1a) in Queensland?

Accepted Answer

Form 1a is the prescribed entry condition report under the Queensland Residential Tenancies and Rooming Accommodation Act 2008. The landlord or property manager must complete it, sign it, and give a copy to the tenant at the start of a general tenancy. The tenant has 3 business days to return their signed copy with any disagreements noted. The matching exit report is Form 14a.

Question 7

What happens if no entry condition report was done?

Accepted Answer

Without an entry condition report, the landlord cannot reliably prove the state of the property at move-in, which means they cannot make a bond claim for damage at the end of the tenancy. The evidentiary burden shifts entirely to the landlord, and tribunals consistently rule in favour of tenants where no report exists.

Question 8

How long does a tenant have to return a condition report?

Accepted Answer

This varies by state: NSW tenants have 7 days after taking possession, QLD tenants have 3 business days, VIC renters have 5 business days from move-in, WA requires two signed copies within 7 days of tenancy start, and other states specify 'at the start of tenancy' without a precise number of days.

Question 9

Can I refuse a rental inspection?

Accepted Answer

You cannot refuse a lawful rental inspection if the landlord or agent has given the correct amount of written notice under your state's Residential Tenancies Act. However, you can refuse entry if proper notice wasn't given, if the proposed time is unreasonable, or if the inspection exceeds the allowed frequency for your state. Always respond in writing and cite the relevant section of the tenancy act.

Question 10

How much notice do landlords need to give tenants for an inspection in Australia?

Accepted Answer

Minimum notice periods vary: NSW requires 7 days' written notice; VIC requires 7 days; QLD requires 7 days for routine inspections; WA requires 7–14 days depending on the inspection type; SA requires 7–14 days; TAS requires 24 hours to 7 days depending on purpose; ACT requires at least 1 week; NT requires 24 hours. Inspections are also generally capped at 4 per 12 months in most states.

Question 11

Can landlords look in cupboards during a rental inspection?

Accepted Answer

Landlords and agents can open kitchen cupboards, built-in wardrobes, bathroom vanities, and linen closets to inspect the condition of those storage areas — but only to assess the state of the cupboards themselves. They cannot rifle through the contents or examine personal belongings. Opening a cupboard to check for damage is fine; emptying it to inspect what's inside is not.

Question 12

How often can a landlord do a routine inspection?

Accepted Answer

Most Australian states cap routine inspections at 4 per 12-month period, with a minimum gap (typically 3 months) between them. NSW allows up to 4 per year, QLD allows 4, VIC allows 4, WA allows 4, and smaller states follow similar rules. Additional entries are allowed for specific purposes (repairs, emergencies, final inspection) but each requires separate notice.

Question 13

Are photos required in a condition report?

Accepted Answer

Photos are not legally required in any Australian state — but they are universally recommended and expected by tribunals. A condition report without photos carries far less evidentiary weight in a bond dispute. Always use date-stamped photos and include them in the final report. In QLD, photos are effectively essential since the October 2025 bond evidence requirements took effect.

Question 14

What is fair wear and tear vs damage?

Accepted Answer

Fair wear and tear is the gradual deterioration that happens from normal daily use — faded paint, minor scuffs, worn carpet in high-traffic areas, loose door handles. Damage is anything caused by tenant negligence, misuse, or intentional action — holes in walls, burns, stains, broken fittings, pet damage. Landlords cannot claim the bond for fair wear and tear. The distinction is the single most common reason for bond disputes in Australia.

Question 15

What are the new QLD bond evidence requirements?

Accepted Answer

From October 2025, Queensland landlords must provide supporting evidence to the tenant within 14 days when making or disputing a bond refund claim. This applies to every bond claim, regardless of when the bond was originally lodged. Evidence typically includes entry and exit condition reports with date-stamped photos, receipts, quotes, and ledgers. Failing to provide evidence within the window can void the claim.

Question 16

How long should I keep condition reports?

Accepted Answer

At minimum, keep condition reports and all supporting evidence for 12 months after the tenancy ends. In practice, keeping them for at least 6 years is recommended to cover the limitation periods for civil claims in most Australian jurisdictions. Digital storage is fine provided the records are accessible and tamper-evident.

Question 17

Do I need a condition report if no bond is paid in Victoria?

Accepted Answer

Victoria only legally requires a condition report when a rental bond is held. If no bond is paid, a condition report is not mandatory under the Residential Tenancies Act 1997 — but it's still strongly recommended to protect both parties in the event of a dispute. Tasmania has a similar rule.

Question 18

Does the ACT require an exit condition report?

Accepted Answer

No. The ACT is the only Australian jurisdiction that does not legally require an exit condition report — only an entry report is prescribed under the Residential Tenancies Act 1997 (ACT). However, completing an exit report is still strongly recommended because without one, bond dispute claims are very difficult to substantiate.

Question 19

Does the NT have a standard condition report form?

Accepted Answer

No. The Northern Territory is the only Australian jurisdiction without an official prescribed condition report form. Landlords and agents must create their own template or use a third-party template. The report is still legally required under the Residential Tenancies Act 1999 — but what it looks like is up to you.

Condition Report FAQ

Condition Report Basics

Entry vs Exit Condition Reports

Rental Inspection Rights

Photos, Evidence & Bond Disputes

State-Specific Questions

Looking for state-specific rules?

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