2025 Bond Refund Rules: The Photos, Evidence & Forms That Get Your Money Back Faster
- Bond refunds in Australia depend on evidence, not speed or promises.
- Photos, condition reports, and receipts are the most important tools.
- Each state uses a different bond refund system and process.
Getting your rental bond back is often the most stressful part of moving in Australia. For many tenants, that money is needed immediately for a new lease, removal costs, or January bills.
In 2025, most bond delays are not caused by new rules or hidden laws. They usually come down to documentation, evidence, and whether a claim is disputed.
This guide explains what actually matters: which photos to take, what evidence to keep, and which state systems release the bond.
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A clean rental apartment with a phone taking photos of a kitchen, a printed condition report on a table, and a calendar open to January. Overlay text: “Bond Refund 2025: What Evidence Matters”. Neutral colours, no agency logos.
How Bond Refunds Actually Work in Australia
There is no national bond system. Each state and territory holds bonds through its own authority.
Refunds are usually fast when everyone agrees on the amount. When there is disagreement, the process slows and evidence becomes critical.
The Photos That Matter Most
Photos are most effective when they clearly show before-and-after condition.
- Entry photos taken on day one, before unpacking
- Exit photos taken after cleaning, with empty rooms
- Wide shots of each room plus close-ups of problem areas
- Original files with timestamps (no heavy editing)
High-dispute areas include kitchens, ovens, bathrooms, carpets, walls near switches, balconies, garages, and outdoor areas.
Evidence Tenants Should Always Keep
- Entry condition report (with notes and photos)
- Exit condition report or final inspection notes
- Cleaning, carpet, pest, or repair receipts
- Emails or messages reporting maintenance issues
- Proof of key return
Most disputes are decided by paperwork, not arguments.
Common Mistakes That Delay Bond Refunds
- Signing incomplete or blank bond refund forms
- Assuming “fair wear and tear” needs no proof
- Relying on verbal agreements
- Deleting entry photos too early
Bond Refund Systems by State
- NSW: Rental Bonds Online / NSW Fair Trading
- VIC: Residential Tenancies Bond Authority (RTBA)
- QLD: RTA Online or Refund of Rental Bond (Form 4)
- WA: Bonds Administration (DMIRS)
- SA: Consumer and Business Services (CBS)
- ACT: ACT Revenue Office
- TAS: MyBond (Service Tasmania)
- NT: NT Consumer Affairs
What This Guide Is (and Isn’t)
- ✔ A practical checklist for faster bond refunds
- ✔ Based on existing state rules
- ✘ Not a guarantee of refund timing
- ✘ Not legal advice
Why Bond Refund Searches Spike in January
January is when many Australians move, sign new leases, and realise how important the bond refund is for cash flow.
Understanding the process reduces stress—and avoids unnecessary disputes.
Trusted Sources
- State and Territory Fair Trading / Consumer Affairs offices
- Residential Tenancies Acts (state-based)
- Tenants’ Union guidance by state
Disclaimer: This article is for general information only and is not legal advice. Bond rules and dispute processes vary by state and tenancy type. Tenants should check official state guidance for their situation.
