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Bond disputes
Bond — where it must be held, and how to get it back
The real issue
Bond disputes are won or lost on documentation. The landlord must prove any deduction is justified — you don't have to prove you didn't cause damage. If you have a timestamped entry condition report showing the property's state when you moved in, photos of its condition at vacate, and all communication in writing, you are in a strong position. Without these, you're relying on memory against theirs.
| State bond authority | Contact / website |
|---|---|
| QLD — Residential Tenancies Authority (RTA) | rta.qld.gov.au · 1300 366 311 |
| NSW — NSW Fair Trading (bond lodged with NSW Fair Trading) | fairtrading.nsw.gov.au · 13 32 20 |
| VIC — Residential Tenancies Bond Authority (RTBA) | rtba.vic.gov.au |
| WA — Bond Administrator (Department of Mines, Industry Regulation and Safety) | commerce.wa.gov.au |
| SA — Consumer and Business Services (CBS) | cbs.sa.gov.au · 131 882 |
| TAS — Rental Deposit Authority | cbos.tas.gov.au |
| ACT — ACT Revenue Office (bond held by lessor but regulated) | revenue.act.gov.au |
Bond refund process: At end of tenancy, both tenant and landlord/agent must agree to the bond refund amount and submit the claim to the bond authority. If you disagree with deductions, do not sign the landlord's refund form — apply directly to the tribunal for a bond order instead.
Normal wear and tear cannot be deducted from bond. Scuffs on walls from furniture, minor carpet wear, small nail holes — these are wear and tear, not damage. Landlords routinely attempt these deductions. The tribunal consistently rejects them. Document the distinction clearly in your vacate photos.
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Repairs
Your right to repairs — urgent vs routine
| Repair type | Definition | Landlord's obligation |
|---|---|---|
| Urgent repairs | Fault that makes the premises unsafe or uninhabitable — burst pipe, gas leak, no hot water in winter, roof leak causing flooding, broken external lock, electrical fault | Must be fixed immediately (24–48 hours). You may arrange urgent repairs up to a state-set limit (typically $1,000–$2,000) if landlord can't be reached — and claim reimbursement. |
| Routine repairs | Fault that doesn't affect safety but reduces amenity — broken blind, faulty appliance, dripping tap | Must be fixed within a reasonable time after written notice (typically 14 days). "Reasonable time" varies by state legislation. |
Repair request — what to send in writing
"I am writing to formally request repair of [describe fault] at [address]. This fault was first noticed on [date]. Please confirm arrangements for repair within 14 days. If no action is taken I will apply to the tribunal for a repair order."
Always request repairs in writing (email is fine). A verbal request cannot be proved. An email creates a timestamped record of when you notified the landlord — which is essential if you later need to show the tribunal that the landlord had notice and failed to act.
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Other disputes
Entry notices, rent increases, and termination notices
| Issue | Your rights (AU general — verify your state) |
|---|---|
| Landlord entry without notice | Landlords must give written notice before entry — typically 24 hours for routine inspections (up to 48 hours in some states), immediate entry only for genuine emergencies. Entry for inspections is usually limited to a set number per year. |
| Rent increase | Rent can only be increased with proper written notice — typically 60 days notice. Increases are limited to once per 12 months in most states. Some states cap increases to CPI or a fixed percentage. |
| Termination notice — without grounds | Most states now limit or ban "no grounds" termination of a periodic tenancy. Fixed-term tenancies cannot be terminated early without a valid reason. Check your state's current rules — law in this area has changed significantly since 2020. |
| Retaliatory eviction | A termination notice issued after you complained about repairs or exercised your rights may be challenged as retaliatory. Document the timeline — when you made the complaint, when the notice was issued. |
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Tribunal
Taking a tenancy dispute to the tribunal
| State | Tenancy tribunal | Free advice line |
|---|---|---|
| QLD | QCAT — qcat.qld.gov.au | RTA Dispute Resolution: 1300 366 311 |
| NSW | NSW Civil & Administrative Tribunal (NCAT) — ncat.nsw.gov.au | Tenants' Union NSW: tenants.org.au · 02 8117 3700 |
| VIC | VCAT — vcat.vic.gov.au | Tenants Victoria: tenantsvic.org.au · 03 9416 2577 |
| WA | Magistrates Court (residential tenancy disputes) | Circle Green Community Legal: circlegreen.org.au · 08 9221 9212 |
| SA | SACAT — sacat.sa.gov.au | Shelter SA: sheltersa.asn.au · 08 8223 4301 |
| TAS | TASCAT — tascat.tas.gov.au | Tenants' Union of Tasmania: tutas.org.au · 1300 773 338 |
| ACT | ACAT — acat.act.gov.au | Tenants' Union ACT: tenantsact.org.au · 02 6247 2011 |
Contact your state Tenants' Union before filing. Tenants' Unions provide free advice, help you understand whether your case is strong, and can assist with preparing your application. This is the single best resource for any tenant facing a dispute — before tribunal, not after.