Condition reports — what to do and why they matter

What is a condition report?

A condition report (sometimes called a property condition report or entry condition report) is a document that records the state of a rental property at the beginning of a tenancy. It covers every room, every fitting, and every appliance — noting whether each item is clean, functional, and undamaged. The condition report is the single most important document for protecting your bond. At the end of your tenancy, it is compared against the property's outgoing condition to determine what — if anything — you are responsible for.

Your rights and timeframes by state

All Australian states require landlords to provide a condition report at or before the start of the tenancy. Tenants have a set period to review the report and return it with any disagreements noted:

How to complete a condition report properly

The condition report will list every room and area of the property. For each item, you should:

• •Read the landlord's description carefully — if you disagree with any notation, cross it out and write your own accurate description
• •Note anything the landlord has left blank — a blank entry is not the same as 'no issues'
• •Check every wall in every room (look for marks, holes, stains, and patches)
• •Check floors and carpet (stains, tears, worn areas, damage near doors)
• •Check ceilings (water stains, cracks, mould)
• •Test every light switch, powerpoint, and appliance noted in the report
• •Check windows and flyscreens (broken latches, holes, cracks)
• •Check all wet areas — bathroom tiles, grout, taps, shower screens, seals
• •Check the kitchen — oven, stovetop, rangehood, dishwasher (if present)
• •Check the exterior — fences, garden, letterbox, paths, garage door

Take photos and video — this is critical

A completed condition report on its own is strong evidence, but date-stamped photographs and video are even more powerful. Take the following approach:

• •Photograph every single room from multiple angles
• •Take close-up photos of any pre-existing damage, marks, or stains
• •Photograph every appliance, noting whether it is clean and functional
• •Record a walkthrough video to capture overall condition
• •Ensure your phone or camera stamps the date and time on all images
• •Back up your photos to cloud storage immediately

Fair wear and tear — understanding the distinction

One of the most frequently disputed concepts in tenancy law is the difference between 'damage' and 'fair wear and tear'. Landlords can only claim for damage — not for normal deterioration that occurs through reasonable use of the property.

• •Fair wear and tear (NOT your responsibility): minor scuffs on walls from furniture, carpet worn by foot traffic over years, small nail holes from hanging pictures, fading paint or curtains from sunlight, door handles or hinges worn from normal use
• •Damage (you may be responsible): large holes in walls, deep carpet stains or burns, broken tiles, cracked glass, missing or broken blinds, damage to appliances from misuse, mould caused by failure to ventilate adequately

Common dispute areas

Bond disputes at the end of tenancy most commonly involve the following areas — which is exactly why the condition report (supported by photos) is so valuable for each of them:

• •Carpet condition — staining, matting, or damage attributed to the tenancy
• •Wall marks and holes — whether marks were pre-existing or caused by the tenant
• •Cleaning standard — particularly for ovens, bathrooms, and kitchens
• •Garden and outdoor areas — whether these were maintained to the standard recorded at entry
• •Blinds and curtains — damage vs. fair wear and fading
• •Smoke damage or odours — if smoking inside was prohibited by the lease

Keep your condition report forever

Store your signed condition report (and a copy of your photos) for the entire duration of your tenancy and beyond. Do not throw it away when you move out — this is when you need it most. In the event of a bond dispute at the end of your tenancy, the condition report and your entry photographs are your primary evidence. Keep digital and physical copies in a safe place.