Rental bond and tenant rights in Australia
What is a rental bond?
A rental bond (security deposit) is money paid upfront by the tenant to cover potential damage or unpaid rent. If you leave the property in good condition with no rent arrears, the full bond must be returned.
Maximum bond by state:
- NSW, VIC, QLD, SA, WA: maximum 4 weeks rent.
- ACT: 4 weeks (or 6 weeks if rent exceeds $1,500/week).
- TAS: 4 weeks (or 6 weeks for properties with special facilities).
Bond must be lodged with a government authority
This is critical: landlords cannot hold the bond themselves. The bond must be registered and lodged with the relevant state authority:
| State | Authority |
|---|---|
| NSW | NSW Fair Trading / Rental Bonds Online |
| VIC | RTBA (Residential Tenancies Bond Authority) |
| QLD | RTA (Residential Tenancies Authority) via MyRTA |
| WA | Bond Administrator, Commerce WA |
| SA | Consumer and Business Services SA |
Landlords must lodge the bond within 10 days (NSW) to 30 days (VIC, QLD) of receiving it. Keep your bond lodgement receipt — you will need it to claim the bond back.
Routine inspections
Landlords may inspect the property periodically but must follow the rules:
- Minimum 7 days written notice in most states.
- Maximum frequency: typically 4 times/year (NSW), 2 times per 6 months (QLD), at intervals of no less than 3 months (VIC).
- Entry without proper notice or consent is not permitted.
Rent increases
Landlords cannot increase rent without following proper notice requirements:
| State | Notice required | Maximum frequency |
|---|---|---|
| NSW | 60 days | Once per 12 months |
| VIC | 60 days | Once per 12 months |
| QLD | 2 months | Once per 12 months |
| WA | 60 days | Once per 12 months (fixed-term: only if lease includes a term) |
If you believe an increase is excessive, you can apply to your state tribunal (NCAT in NSW, VCAT in VIC, QCAT in QLD) for a review.
Repairs
Urgent repairs (gas leak, major water leak, faulty locks, broken heating/cooling in dangerous conditions): the landlord must act immediately or within 24–48 hours. If they fail to act, tenants in most states can arrange and pay for urgent repairs up to a statutory limit and deduct the cost from rent.
Non-urgent repairs: request in writing; landlords typically have 14–28 days to respond.
Getting your bond back
- Give proper notice before vacating (typically 14–28 days for periodic leases; as per the fixed-term lease).
- Leave the property clean and in the same condition as when you moved in, allowing for fair wear and tear.
- Apply for bond refund via the state authority’s online portal (Rental Bonds Online-NSW, RTBA Online-VIC, MyRTA-QLD).
- If the landlord disputes the refund, the matter goes to the relevant tribunal.
Fair wear and tear (minor fading, light scuffs, carpet worn from normal use) is expected and cannot be deducted from your bond. Landlords can only claim for damage beyond ordinary wear.
Keep all cleaning invoices and repair receipts as evidence in case of a dispute.