Tenant’s Guide to Handling Bond Deductions in Brisbane

Moving out of a rental property can feel like closing a chapter in your life. But for many tenants in Brisbane, the end of a lease also comes with one lingering question: Will I get my full bond back?

The rental bond, typically equal to four weeks’ rent, is held by the Residential Tenancies Authority (RTA) in Queensland as security for landlords. While most tenants aim to have it fully refunded, disputes often arise when property managers or landlords make bond deduction claims. These deductions can be for cleaning, damage, unpaid rent, or even unpaid water bills.

The good news? With preparation, clear communication, and an understanding of your rights, you can minimise deductions and handle disputes effectively.

Why Bond Deductions Happen

Landlords are legally entitled to make deductions from your bond, but only under specific circumstances. Common reasons include:

Unpaid Rent: If rent is still outstanding at the end of tenancy.
Cleaning Costs: If the property wasn’t returned clean.
Damage Beyond Fair Wear and Tear: Broken fixtures, stains, etc.
Gardening: Overgrown lawns or leftover rubbish.
Pest Control: If pets were kept at the property.

Example: A tenant in West End moved out without steam cleaning carpets despite having pets. The property manager deducted $200 for professional carpet cleaning, backed up by a clause in the lease.

Step 1: Preventing Deductions With Proper Bond Cleaning

Do a thorough bond clean before moving out. Here’s a step-by-step:

Declutter and pack early.
Clean walls, skirtings, and remove marks.
Deep clean kitchen (oven, stovetop, cupboards).
Scrub bathrooms (grout, shower screens, taps).
Vacuum, mop, and steam clean carpets.
Clean windows and blinds.
Mow lawns and tidy outdoor areas.

Tip: Keep receipts from professional cleaners and pest control services as proof.

Step 2: Preparing for the Final Inspection

Use the Entry Condition Report (ECR) as your checklist while preparing for final end of lease cleaning inspection and:

Walk through the property room-by-room.
Take dated photos of cleaned areas.

Step 3: Understanding Fair Wear and Tear

There’s a legal difference between wear and tear and damage:

Fair wear and tear: Faded paint, worn carpet paths, etc.
Damage: Negligence-based issues like burn marks or holes.

Example: A tenant in New Farm was charged for paint fading near windows. They disputed it through the RTA and won—it was deemed fair wear and tear.

Step 4: If You Receive a Bond Deduction Claim

Don’t panic—many issues are resolvable.
Request an itemised list with evidence.
Compare with your own records and receipts.
Negotiate directly with the agent.
If unresolved, involve the RTA.

Step 5: Using the RTA’s Dispute Resolution Service

The RTA offers free help if you disagree with deductions:

Lodge a Refund of Rental Bond (Form 4).
Engage in free conciliation with the RTA.
Present your evidence (photos, reports, receipts).
If unresolved, escalate to QCAT.

Tip: Tenants who keep detailed records and photos usually succeed in disputes.

Step 6: Handling Partial Deductions Gracefully

Assess if the deduction is fair and proportionate.

Example: $400 charged for carpet replacement due to a minor stain may be challenged. But a major stain might justify a partial cost.

Step 7: Learn for the Future

Document everything from day one.
Use Entry Condition Reports with photos.
Follow a cleaning checklist before moving out.
Communicate openly with agents.

Common Mistakes That Lead to Bond Deductions

Leaving behind rubbish or furniture.
Not cleaning outdoor areas.
Failing to replace bulbs or batteries.
Forgetting appliances like dishwashers.
Ignoring small repairs (e.g., loose handles).

Final Thoughts

Handling bond deductions in Brisbane doesn’t need to be stressful if you’re proactive. Use checklists, gather receipts, and take detailed photos. If disputes happen, stay calm, request evidence, and use the RTA’s resolution process. With the right approach, you can protect your bond and move forward with confidence.