Who holds your bond in NSW

In New South Wales, your rental bond isn’t held by your landlord or agent. It’s held by NSW Fair Trading, lodged through Rental Bonds Online, capped at four weeks’ rent, and governed by the Residential Tenancies Act 2010 (NSW). That matters at the end of a tenancy, because releasing it is a formal process rather than something your agent decides on the spot.

The entry condition report completed at the start of your tenancy is the benchmark your property manager compares against at the final inspection. The property is expected to be returned in the condition recorded there, allowing for fair wear and tear.

Fair wear and tear covers the ordinary ageing of a property — worn carpet from normal foot traffic, faded paint, minor scuffs — and cannot be charged to a tenant. Cleaning is different. If the property isn’t returned to the standard recorded on the condition report, cleaning costs can legitimately be deducted, which is why a thorough exit clean matters.

How the bond refund process works

Either you or your landlord or agent lodges a claim through Rental Bonds Online setting out how the bond should be paid out. The other party is notified and has a set period to agree or dispute it. If both sides agree, Fair Trading releases the bond to your nominated bank account.

If a claim is lodged and the other party doesn’t respond within 14 days, it can proceed as claimed — so it’s worth never ignoring a Rental Bonds Online notification.

Where the two sides can’t agree, NSW Fair Trading offers free dispute resolution first. If that doesn’t resolve it, either party can apply to NCAT — the NSW Civil and Administrative Tribunal — for a binding decision.

What property managers check at final inspection

The items most commonly raised at final inspection are ovens and rangehoods, shower screens and grout, window tracks and sills, skirting boards, inside cupboards and drawers, and marks on walls. These are exactly the areas our bond clean checklist covers.

We can’t influence how your agent assesses the property — but we can make sure the cleaning standard isn’t the reason your bond is reduced. If your property manager raises an issue with our work, our Bond Back Re-clean Guarantee means we return and re-clean at no extra cost.

For the full claim process, the deadlines and what to do if your landlord disputes the bond, read our step-by-step guide on how to get your bond back in NSW and our explainer on fair wear and tear vs damage.

This is general information only, not legal advice. For current rules and your specific situation, see NSW Fair Trading.