When does a dispute arise?
A bond dispute occurs when the landlord claims some or all of your bond and you disagree with the amount or the reasons. This usually happens after you have vacated and submitted your bond claim form — or when the landlord lodges a competing claim with the tenancy authority.
Step 1 — Do not simply accept the deduction
Many tenants accept unfair deductions because they don't know they can challenge them. You have the right to dispute any claim you believe is unjustified. The process is designed to be accessible and does not require a lawyer.
If you are dealing with an agent, ask for an itemised written statement of all claimed costs before agreeing to anything. Vague claims like 'cleaning and repairs — $800' are not sufficient — you are entitled to specifics.
Step 2 — Respond in writing
Write to the landlord or agent formally disputing the deduction. Be specific:
- •Identify each item you are disputing
- •Explain why it is not a legitimate deduction (fair wear and tear, pre-existing damage, etc.)
- •Reference the condition report and any photographs you have
- •State the amount you believe you are entitled to receive
- •Give them a reasonable deadline to respond (e.g., 7 days)
Step 3 — Apply to the tenancy authority or tribunal
If the dispute cannot be resolved directly, apply to your state's tenancy authority or tribunal. In most states, you do this by submitting a bond dispute form. The authority will notify the landlord and attempt conciliation. If conciliation fails, the matter proceeds to a hearing.
| State | Who handles bond disputes |
|---|---|
| NSW | NSW Fair Trading / NCAT |
| VIC | RTBA / VCAT |
| QLD | RTA / QCAT |
| WA | Magistrates Court |
| SA | CBS SA / SACAT |
| ACT | ACAT |
| TAS | TasCAT |
| NT | NTCAT |
What evidence wins bond disputes?
The landlord must prove that the deduction is legitimate. Your counter-evidence includes:
- •Completed ingoing condition report (signed by both parties)
- •Dated photographs from move-in AND move-out
- •Written records of maintenance requests (showing items were pre-existing or reported)
- •Invoices you paid for repairs during the tenancy
- •Communications showing landlord's awareness of the condition
- •Market evidence of fair cleaning/repair costs (competitor quotes)
Who pays tribunal costs?
Tribunal application fees for bond disputes are low (typically $40–$80 depending on the state) and are often waived for low-income tenants. The tribunal can order that the losing party pay the other's application fee, but this is not automatic. Generally, each party bears their own costs at a tenancy tribunal.
This guide provides general information based on current Australian tenancy legislation. It is not legal advice. Always verify with the relevant state tenancy authority or a qualified professional for your specific situation. Last verified: January 2026.