What You Can Claim Bond For — And How to Lodge It

Bond as Financial Protection

The rental bond is your financial protection if a tenant leaves the property owing money or having caused damage beyond fair wear and tear. Understanding what you can legally claim—and the strategic importance of lodging your claim first—protects your investment and saves you time.

What You Can Use Bond For

Across Australia and New Zealand, landlords can claim bond for the following:

Unpaid rent
Including arrears, rent to vacate date, and break-lease rent (where allowed).
Damage beyond fair wear and tear
Examples: holes in walls, broken windows, pet damage, burn marks, misuse-related appliance damage.
Cleaning costs
Only if the property is not returned in the same level of cleanliness as at move-in.
Rubbish removal
Furniture, belongings, rubbish, or green waste left behind.
Unpaid water usage (where allowed)
Only if you're allowed to charge for usage. Check Mint's guide on charging for water.
Unpaid utilities (if billed through landlord)
Gas, electricity, or other services where the tenant was responsible but didn't pay.
Gardening or yard work
If the tenant was responsible and failed to maintain it to the same standard as move-in.
Pest treatment
Only when caused by tenant behaviour or tenant pets (e.g., fleas). See Mint's pest handling guide.
Missing items
If listed in the entry report and not returned (e.g., keys, remotes, light globes, fixtures).

What You Cannot Claim Bond For

It's just as important to know what you cannot claim. The following are not valid bond claims:

Fair wear and tear
Faded paint, worn carpet, loose hinges, minor scuffs, normal aging of fixtures.
Routine maintenance
Old appliances, aging plumbing, structural repairs, or pre-existing issues.
Future or speculative costs
You must have a quote or invoice. You cannot claim "potential" damage or estimate costs without evidence.
Cleaning beyond the original condition
You can only require the tenant to return the property to the same level of cleanliness as at move-in. You cannot demand professional cleaning if the property wasn't professionally cleaned at the start.

Why Landlords Should Always Lodge the Bond Claim First

Across Australian and New Zealand, the rule is:

If the landlord lodges the claim first, the tenant must dispute it - If the tenant does nothing, the landlord's claim is approved.

You set the terms of the claim: Amount, reasons, and evidence are submitted on your schedule
You prevent the tenant from lodging a full refund first: If they lodge first, you're on the defensive
You avoid delays and unnecessary disputes: The burden is on the tenant to challenge your claim
Your evidence is the starting point: Tribunal or authority will review your documentation first
You maintain control of the process and timeline: You're not waiting for the tenant to act

What You Need to Make a Bond Claim

To successfully make a bond claim as a landlord in Australia or New Zealand, you need to prepare and provide the following:

1. Tenancy and Bond Details

Tenancy agreement details (start/end dates, tenant names)
Bond lodgement receipt or bond number from the relevant authority

2. Evidence of the Claim

Detailed exit condition report comparing the property's condition at move-in and move-out
Photographic or video evidence showing damage, cleanliness issues, or missing items
Receipts or quotes for repairs, cleaning, or pest treatments beyond fair wear and tear
Records of unpaid rent, water usage, or other charges (invoices, statements, payment history)

3. Communication Records

Copies of any written communication with the tenant regarding the claim or property condition
Notice to vacate, breach notices, or repair requests (if relevant)

4. Completed Bond Claim Form

The official bond claim form from the relevant state or territory bond authority or tenancy service
Submitted within the required timeframe (usually within 14 to 30 days after tenancy ends, depending on jurisdiction)

Documentation is your best protection.

Having these documents and evidence organized and ready will strengthen your bond claim and help you avoid disputes. The more evidence you have, the harder it is for the tenant to challenge your claim.

Jurisdiction-Specific Differences

Most jurisdictions follow the exact same bond claim process. However, Victoria (VIC) and the Northern Territory (NT) have meaningful differences that landlords need to know:

Victoria (VIC)

Strict Tribunal Deadline

If the tenant disputes your claim, you must apply to VCAT (Victorian Civil and Administrative Tribunal) within 14 days.

If you miss this deadline, the bond is automatically refunded to the tenant.

Make sure you're ready to act fast if a dispute arises.

Northern Territory (NT)

Bond Held Privately

NT is the only jurisdiction without a central bond authority. Landlords hold the bond privately.

If the tenant disputes your claim, you must apply to NTCAT (Northern Territory Civil and Administrative Tribunal).

There is no automatic holding period. Lodging first is even more critical in NT to control the process and timeline.

All other jurisdictions (QLD, NSW, SA, WA, TAS, ACT, NZ) follow the standard process: landlord lodges first, tenant disputes if they disagree, and the authority holds the bond pending resolution.

Mint's Takeaway

Landlords should always lodge the bond claim first.

It protects your position and ensures your evidence is front-and-centre.

You can claim bond for:

Unpaid rent
Damage beyond fair wear and tear
Cleaning and rubbish removal
Unpaid water usage (where allowed)
Pest treatment caused by tenants
Missing items
Yard/garden neglect

You cannot claim for:

Fair wear and tear
Routine maintenance
Future or speculative costs
Cleaning beyond the original condition

Key Differences:

VIC: 14-day VCAT deadline if disputed
NT: Bond held privately; landlord must lodge first to control the process

A strong entry report, clear exit photos, and documented evidence are your best protection.