2025 Australia Bond Refund Disputes: Bond Deductions, Evidence & Dispute Resolution
Disputes over rental bonds are one of the most common issues between tenants and landlords in Australia. In 2025, each state follows strict rules on what can be deducted, how evidence must be presented and how disputes are handled through tribunals like NCAT, VCAT, QCAT and the SA/WA/TAS commissioners. This guide explains the complete bond refund process, legal deduction rules and how to challenge unfair claims effectively.
1. How Australia’s Bond Refund System Works (2025)
Rental bonds in Australia must be lodged with a state/territory bond authority, such as:
- NSW: Rental Bonds Online (RBO)
- VIC: Residential Tenancies Bond Authority (RTBA)
- QLD: RTA Bond Lodgement
- WA: Bond Administrator
- SA: CBS Bond Management
- ACT: Rental Bonds Office
- TAS / NT: State bond authorities
At the end of a tenancy, the bond is released only when:
- Both tenant and landlord agree, OR
- A tribunal decides the outcome after a dispute.
2. Legal vs Illegal Bond Deductions (2025)
Landlords may legally deduct for:
- Unpaid rent
- Damage beyond fair wear and tear
- Missing items from the property inventory
- Cleaning costs only if the property is not returned reasonably clean
- Gardening or exterior damage caused by the tenant
Landlords cannot deduct for:
- Fair wear and tear (faded paint, worn carpet, small scuffs)
- Cleaning if the property is already reasonably clean
- Upgrades or improvements
- Marketing or re-letting fees (unless allowed by the tenancy agreement)
- General maintenance the landlord is responsible for
Understanding “fair wear and tear” is critical — it is the most common point of dispute.
3. Evidence Tenants Must Prepare
The strength of your case often depends on the quality of your evidence. Tenants should collect:
- Entry condition report (essential)
- Exit condition report
- Time-stamped photos and videos
- Receipts for professional cleaning (if used)
- Communication records with the landlord or agent
- Repair invoices or “before and after” photos
If you have these documents, you’re already in a strong position for a dispute.
4. Bond Refund & Dispute Resolution Process by State (2025)
Each state follows similar steps, but tribunal names differ.
NSW (NCAT)
- Apply for bond release via RBO
- If landlord disagrees, they must file an NCAT claim
- NCAT decides based on evidence & condition reports
VIC (VCAT)
- RTBA releases bond only by agreement or VCAT order
- Landlord claiming deductions must file at VCAT
QLD (RTA → QCAT)
- RTA starts dispute resolution first
- If unresolved → QCAT hearing
WA / SA / TAS / ACT / NT
- Bond authority holds funds until agreement or tribunal order
- Tenants can dispute improper claims with evidence
5. How to Challenge Unfair Bond Deductions (2025)
If the landlord submits a claim you disagree with:
- Do not accept the claim on the bond system
- Submit your own refund request
- Attach supporting evidence (photos, reports, receipts)
- Prepare a written statement explaining each disputed item
- Attend the tribunal hearing with your documentation
Tribunals favour whichever party provides clearer evidence. Tenants often win disputes when landlords lack photos or condition reports.
6. Tenant Bond Dispute Checklist (2025)
- Take detailed entry condition photos
- Clean properly before moving out
- Record all communication with landlord/agent
- Keep receipts for cleaning & repairs
- Compare entry & exit reports line by line
- Dispute immediately if deductions seem unfair
- Apply to tribunal before deadlines expire
7. FAQ
1. How long does a bond refund take in 2025?
If both parties agree, refunds are processed quickly.
Disputes may take several weeks depending on tribunal timelines.
2. Can a landlord deduct for old or worn-out items?
Not if the item’s wear is normal and expected.
Landlords cannot charge tenants for ageing or depreciation.
3. Do I need a lawyer for bond disputes?
No. Most cases are simple and decided on evidence, not legal representation.
Related Articles
- 2025 Australia Rent Increase Rules & Notice Periods
- How to Prepare an Entry Condition Report (Guide)
Summary:
Bond disputes in Australia often come down to evidence.
Tenants who document the property properly, clean thoroughly, and challenge unfair claims through state tribunals usually succeed in recovering most or all of their bond.
