What landlords can and can't deduct from your bond — required vs optional cleaning, NSW/VIC rules, and exit inspection tips to protect your full refund
Bond cleaning sits at the intersection of tenant rights and landlord obligations under Australian residential tenancies law. This FAQ covers what counts as required cleaning, who pays for what at the end of a tenancy, what deductions a landlord can legally make from your bond, and how to protect your full refund at the exit inspection.
The five areas every Australian tenant should understand before the exit inspection — each one links directly to the bond deductions property managers make most often.
Yes — but only to the extent the property wasn't returned in the same condition as the ingoing condition report (reasonable wear and tear excepted). The deduction must be supported by receipts or quotes for the actual cost of bringing the property back to that standard. You can dispute any deduction you believe is unfair through your state's tenancy tribunal — usually free of charge for tenants — and a tax invoice plus certificate of completion from a professional bond clean is your strongest defence.
In most cases, yes. The vast majority of Australian property managers require a tax invoice from a professional cleaner (and a certificate of completion) before releasing the bond. DIY cleaning rarely meets the inspection standard, particularly for oven degreasing, bathroom mould removal, and carpet steam cleaning. A professional bond clean also gives you the documentation you need to dispute any unfair deduction.
Reasonable wear and tear is the gradual deterioration that occurs through normal use of the property over the tenancy — faded curtains from sunlight, minor carpet wear in high-traffic areas, small scuffs on skirting boards, and slightly worn paint. It does not cover damage you, your guests, or your pets caused: stains, burns, broken fittings, mould from poor ventilation, large wall marks, and pet damage are all tenant responsibility. The boundary is judged against the ingoing condition report, not against a hypothetical pristine state.
In NSW, the landlord must lodge a bond claim with NSW Fair Trading within 14 days of the tenancy ending. In Victoria, the landlord must apply to the RTBA within 14 days. If the landlord doesn't lodge a claim within the window, the bond is refunded to you in full. Other states use different authorities (QLD's RTA, SA's Residential Tenancies Fund, WA's Bond Administrator) and may have different timeframes — check your state's specific rules.
You can refuse to hire a professional cleaner, but doing so means you accept the risk that your own cleaning will fail the exit inspection and trigger a bond deduction. If the property is returned in the same condition as the ingoing report (reasonable wear and tear excepted), the landlord cannot compel you to use a professional cleaner. In practice, almost every Australian tenancy agreement and property manager expects a professional clean because it's the only way to reliably meet the inspection standard and have the supporting documentation if there's a dispute.
Carpets: almost always yes — most tenancy agreements require a professional carpet steam clean with a tax invoice at the end of the tenancy. If the carpet was professionally cleaned at the start of the tenancy (as recorded in the ingoing condition report), you must return it in the same professionally cleaned condition. Curtains: depends on the lease and condition report — if the curtains were professionally cleaned at the start, the same standard typically applies at the end. If the curtains are only mentioned as 'clean' in the ingoing report, a normal wash or steam freshen may be sufficient.