How to Complete a Comprehensive Entry Condition Report

A strong Entry Condition Report is one of the most important documents you'll complete as a landlord. It sets the official baseline for the property's condition before the tenant moves in, and it becomes your primary evidence if you ever need to make a bond claim.

A vague or incomplete report leaves you exposed. A detailed, photo‑rich report protects you.

Here's how to complete your entry report properly.

1. Document Every Room Thoroughly (This Is Your Baseline Evidence)

Move room‑by‑room and record the condition of all surfaces and fixtures:

• Walls, ceilings, floors
• Doors, frames, handles, locks
• Windows, tracks, screens, glass
• Light fittings, switches, power points
• Built‑in cupboards and shelving
• Fixtures and fittings
• Appliances
• Bathrooms and wet areas
• Lawns and gardens
• Paths and driveways
• Fences and gates
• Sheds and garages
• Outdoor lighting
• Decking and stairs

Document mould/water damage so you can show if it worsened during the tenancy.

Use objective, factual descriptions

Clearly state where there is or isn't damage. If you want to make a claim against the tenant's bond or require them to fix damage, you'll need to be able to show that the damage was caused by their tenancy. Use comments such as:

Also include commentary about the state of cleanliness of the property, so that you demonstrate the standard the tenant has to return the property in.

2. Take Clear, Dated Photos of Everything

Photos are your strongest protection in a bond dispute. In the Mint Property Mate app you can take or upload photos, and the dates and times they're taken is recorded.

Photograph:

• Every room (wide shots)
• Close‑ups of any existing damage
• Inside all built‑in cupboards
• Inside the oven, dishwasher, and other appliances
• Under sinks
• Windows and glass
• Outdoor areas, fences, paths
• Smoke alarms
• Water, electricity, and gas meters

3. Test All Appliances and Fixtures (So You Can Prove They Worked at Move‑In)

Before the tenant moves in, test:

• Oven, stovetop, rangehood
• Dishwasher (full cycle)
• Air‑conditioning and heating
• Hot water system
• Exhaust fans
• Lights and power points
• Taps, drains, shower
• Toilets
• Smoke alarms (test button)
• Garage door

Record the condition and photograph any wear or cosmetic issues. This protects you if the tenant later claims something "never worked".

4. Record Meter Readings (Critical for Water and Electricity Disputes)

On the day the tenant moves in, record:

• Water meter reading
• Gas meter reading (if applicable)

Take clear photos of each meter.

This prevents disputes about usage before the tenancy began.

5. Provide the Report to the Tenant and Allow Time for Comments

Tenants must be given the report and allowed time to review and add comments. With Mint Property Mate you can send the report with the click of a button, then the tenant can provide photos and add comments and return it to you - all in app.

Typical timeframes:

• QLD: 7 days
• NSW: 7 days
• VIC: 5 business days
• SA: 7 days
• WA: 7 days
• TAS: 2 days
• NT: 7 days
• NZ: "Reasonable time" (usually 3–7 days)

6. Store the Report Safely (This Is Your Bond Claim Foundation)

Mint Property Mate will keep this safe for you, and you can continue to build inspection records for the property over time in the app so you can track the property condition.

Keep:

• The completed report
• All photos
• Any videos
• Tenant comments
• Signed copies

This becomes your reference point for:

• Routine inspections
• Maintenance decisions
• End‑of‑lease comparisons
• Bond claims