Preparing for End-of-Lease Inspections: A Landlord's Guide
Everything you need to know about conducting professional end-of-lease inspections, documenting property condition, and preparing accurate bond claims
Why End-of-Lease Inspections Are Critical
The end-of-lease inspection is your opportunity to assess the property condition, identify any damage beyond fair wear and tear, and determine if bond deductions are justified. Done properly, this inspection protects your investment and provides the documentation needed to support bond claims at tribunal if necessary.
Unlike routine inspections, the end-of-lease inspection is a formal assessment that directly impacts bond return decisions. This means higher documentation standards, careful attention to damage vs wear distinctions, and thorough photo evidence are essential.
Notice Requirements for End-of-Lease Inspections
You must provide written notice before conducting the final inspection. Notice periods vary by jurisdiction and are generally shorter than routine inspection requirements:
New South Wales (NSW)
7 days' notice must be provided for the final inspection. The inspection should occur close to the end date but before the tenant vacates if possible.
Victoria (VIC)
24 hours' notice (one day) for the final inspection. Can be conducted during the final week of the tenancy with proper notice.
Queensland (QLD)
7 days' notice for the final inspection. The inspection should be conducted as close to vacating as practical.
Western Australia (WA)
7 days' notice for the final inspection. Best practice is to conduct it within the final week before tenant vacates.
South Australia (SA)
7 days' notice for the final inspection. Should be scheduled close to the vacating date for accurate assessment.
Tasmania (TAS)
7 days' notice for the final inspection. Inspection should occur during the final week where possible.
Australian Capital Territory (ACT)
7 days' notice for the final inspection. Aim to conduct within the last few days before vacating.
Northern Territory (NT)
7 days' notice for the final inspection. Schedule as close to the end date as possible.
New Zealand (NZ)
48 hours' notice for the final inspection. Must provide reasonable notice and conduct before or immediately after tenant vacates.
What the Notice Should Include
- Date and time of the final inspection
- Purpose: "End-of-lease final inspection"
- Expected duration (typically 30–60 minutes for thorough documentation)
- Invitation for tenant to attend (recommended for transparency)
- Contact details if tenant needs to reschedule
- Reminder that keys should be returned at or before the inspection
Before the Inspection: Essential Preparation
1. Review the Entry Condition Report
The entry condition report (or ingoing inspection) is your baseline. You can only claim bond for issues that weren't present at the start of the tenancy or that exceed normal wear and tear.
- Print or have digital access to the entry inspection photos and notes
- Note pre-existing damage, marks, or wear mentioned in the entry report
- Identify areas that were flagged as "fair" or "poor" condition at entry—you cannot claim for further deterioration in these areas unless it's damage
2. Review the Lease Agreement and Addendums
Check what the tenant is responsible for under the lease:
- Are they required to professionally clean carpets?
- Is professional pest control required at exit?
- Were there special conditions (e.g., garden maintenance, pool cleaning)?
- What appliances and fixtures were included?
3. Prepare Your Inspection Tools
- Camera or smartphone with good photo quality
- Entry condition report and photos
- Inspection checklist (room-by-room)
- Notepad or app for notes
- Tape measure (for damage dimensions if needed)
- Flashlight (for checking cupboards, corners, ceiling)
- Gloves (if opening bins, checking drains, etc.)
What to Check During the End-of-Lease Inspection
Conduct a systematic, room-by-room inspection. Your goal is to identify any damage or uncleanliness that goes beyond normal wear and tear and document it with photos and descriptions.
Normal Wear and Tear vs Damage
Normal Wear and Tear (NOT Claimable)
- Faded paint from sun exposure
- Minor scuff marks on walls
- Worn carpet in high-traffic areas
- Faded curtains or blinds
- Loose door handles from regular use
- Minor scratches on benchtops
- Faded or slightly worn flooring
- Small nail holes from picture hanging (1-2 per wall)
Damage (Potentially Claimable)
- Large holes in walls or doors
- Broken tiles, windows, or fixtures
- Burn marks on carpet or benchtops
- Pet damage (scratches, stains, odors)
- Stains on carpet that won't clean
- Broken appliances due to misuse
- Mould from inadequate ventilation
- Missing or broken window locks
Room-by-Room Checklist
All Rooms
- Walls: Holes, marks, scratches, missing paint
- Ceilings: Stains, cracks, missing fixtures
- Floors: Stains, damage, missing tiles, carpet condition
- Windows: Cracks, broken locks, damaged frames, dirty glass
- Doors: Damage, broken locks, missing handles
- Light fixtures: Missing bulbs, broken shades, damaged fittings
- Power points and switches: Damage, missing covers
- Built-in storage: Damage, broken shelves, mould
Kitchen
- Oven and cooktop: Cleanliness (grease, burnt-on food), functionality, broken elements
- Rangehood: Grease buildup, missing or damaged filters
- Dishwasher: Cleanliness, functionality, blocked filters
- Sink and taps: Blockages, leaks, limescale, damage
- Benchtops: Stains, burns, chips, cracks
- Cupboards and drawers: Damage, broken hinges, cleanliness
- Splashback: Cracks, missing tiles, grout condition
- Pantry: Cleanliness, pest activity, spills
Bathrooms
- Shower and bath: Mould, grout condition, broken tiles, cracked shower screen
- Toilet: Cleanliness, functionality, cracks, leaks
- Vanity and basin: Damage, leaks, missing fixtures
- Exhaust fan: Functionality, cleanliness, dust buildup
- Mirrors: Cracks, missing, water damage
- Towel rails and toilet roll holders: Missing or broken fixtures
Bedrooms
- Built-in wardrobes: Damage, broken doors, missing shelves
- Carpet: Stains, burns, pet damage
- Walls: Excessive nail holes, large marks, paint damage
Laundry
- Washing machine connections: Leaks, damage to taps
- Dryer vent: Blockages, damage
- Sink and taps: Functionality, cleanliness
- Cabinets: Damage, water damage
Outdoor Areas
- Lawns and garden beds: Overgrown, dead plants, weeds (if tenant responsible per lease)
- Fences and gates: Damage, broken latches, missing pickets
- Paths and driveways: Stains (oil, paint), damage
- Outdoor fixtures: Broken clotheslines, damaged letterbox
- Gutters: Blockages (if tenant was responsible)
- Pool and spa (if applicable): Cleanliness, chemical balance, equipment functionality
Safety Equipment
- Smoke alarms: Functionality (test all alarms)
- Fire extinguishers: Present and in date (if supplied)
- Pool safety compliance: Gates, latches, signage (if applicable)
How to Document Everything Properly
Photography Standards
Your photos are your evidence at tribunal. Poor photos = weak evidence = lost bond claims.
Photo Best Practices
- Take wide-angle shots of each room showing overall condition
- Take close-up shots of any damage or issues
- Include context: show where the damage is located (e.g., "left wall, near door")
- Use natural light where possible; avoid flash glare
- Take multiple angles of damage
- Photograph the same items/areas as in the entry inspection
- Include a reference object (coin, ruler) for scale if damage is small
- Timestamp photos (most smartphones do this automatically)
Photo Don'ts
- Don't take blurry or poorly lit photos
- Don't photograph tenant's belongings (if still present)
- Don't edit or filter photos
- Don't take only close-ups without context
- Don't forget to photograph undamaged areas too (proves you inspected thoroughly)
Written Notes and Descriptions
Photos alone aren't enough—you need clear written descriptions:
- Location: "Master bedroom, south wall, 1m from window"
- Description: "Hole in plasterboard, approximately 10cm diameter, exposing wall cavity"
- Comparison to entry: "Wall was in excellent condition at entry—no damage recorded"
- Estimated repair cost: "$150 for plaster patch and repaint"
Comparing to Entry Condition
For every item you consider claiming bond for, you must prove it was in better condition at entry. Best practice:
- Take photos of the exact same angle and location as the entry inspection
- Note the entry condition rating for that item/area
- Describe the difference between entry and exit condition
- Explain why it exceeds normal wear and tear
Assessing Cleaning Standards
Tenants must leave the property in a "reasonably clean" condition. However, "reasonably clean" does not mean professional cleaning or perfect condition.
What "Reasonably Clean" Means
- Floors vacuumed/swept and mopped (no professional cleaning required unless lease specifies)
- Kitchen surfaces wiped down; oven and stovetop cleaned of grease and food residue
- Bathroom surfaces cleaned; toilet, shower, and basin free of soap scum and grime
- Windows clean (inside); blinds dusted
- Rubbish removed; bins emptied
- Cobwebs removed; light dust acceptable
Common Cleaning Issues
Claimable Cleaning Issues
- Heavy grease buildup in oven (requires professional clean)
- Excessive dirt or grime requiring professional cleaning
- Mould from inadequate cleaning (not structural dampness)
- Carpet so dirty it requires professional cleaning beyond normal end-of-lease clean
- Pet odors requiring specialist treatment
NOT Claimable
- Light dust or minor dirt
- Fingerprints or light marks
- Professional carpet cleaning (unless lease requires it)
- Professional window cleaning (outside windows are landlord responsibility)
- Cobwebs or light grime that can be wiped away
Calculating Fair Bond Deductions
Even if damage occurred, you cannot claim the full replacement cost—you must account for depreciation and fair wear. For detailed guidance on this, see our article on How to Claim Bond.
Depreciation Principles
- Carpet: Typically 10-year lifespan. If carpet was 5 years old at entry and is now damaged after 2 years, you can claim approximately 30% of replacement cost (3 years of remaining life out of 10)
- Paint: Typically 5–7 year lifespan. Claim only the portion of remaining life lost due to damage
- Flooring: Varies by type (carpet 10 years, timber 15-20 years, tiles 20+ years)
- Appliances: 7–10 years depending on type
- Fixtures: Claim repair cost if repairable; if replacement needed, depreciate over expected lifespan
Examples of Fair Deductions
Example 1: Carpet Stain
- Issue: Large red wine stain on living room carpet, unable to be cleaned
- Entry condition: Carpet was new at start of tenancy (2 years ago)
- Calculation: Replacement cost = $2,000. Carpet lifespan = 10 years. Remaining life = 8 years. Fair deduction = (8/10) × $2,000 = $1,600
Example 2: Broken Window
- Issue: Cracked bedroom window (tenant negligence)
- Replacement cost: $350 for new window and installation
- Calculation: Windows are not depreciated items—claim full repair/replacement cost = $350
Example 3: Damaged Wall (Paint Required)
- Issue: Multiple large holes in living room wall requiring patching and repainting entire wall
- Entry condition: Walls freshly painted (3 years ago)
- Calculation: Repair cost = $400 (plaster + paint). Paint lifespan = 7 years. Remaining life = 4 years. Fair deduction = (4/7) × $400 = $229
For comprehensive guidance on bond claims, fair depreciation, and tribunal procedures, read our detailed article: How to Claim Bond.
After the Inspection: Next Steps
1. Prepare the Inspection Report
Compile your inspection report immediately while details are fresh:
- Room-by-room summary with photos
- List of all damages identified (with descriptions and photos)
- Comparison to entry condition for each item
- Estimated repair costs (with quotes where possible)
- Total proposed bond deduction
2. Notify the Tenant
Send the inspection report and proposed bond deductions to the tenant within 3–7 days of the inspection (check your jurisdiction requirements). Include:
- Copy of the inspection report with photos
- Itemized list of proposed deductions
- Repair quotes or invoices
- Explanation of how deductions were calculated (including depreciation)
- Deadline for tenant to respond (typically 7 days)
3. Submit Bond Claim or Release
If the tenant agrees to the deductions (or doesn't respond within required timeframe), submit your bond claim to the relevant tenancy authority. If the tenant disputes, you may need to apply to the tribunal.
For step-by-step instructions on the bond claim process, see: How to Claim Bond.
End-of-Lease Inspection Best Practices
Always Do This
- Invite the tenant to attend the inspection
- Bring the entry condition report and compare
- Take high-quality photos with context
- Document undamaged areas too (shows thorough inspection)
- Get repair quotes before claiming bond
- Apply depreciation to all claims
- Send inspection report to tenant within 7 days
- Keep all documentation for at least 6 years
Never Do This
- Claim for normal wear and tear
- Claim full replacement cost without depreciation
- Make claims without photo evidence
- Make claims for items that were already damaged at entry
- Delay sending the inspection report to tenant
- Submit bond claim without giving tenant a chance to respond
- Include cleaning costs unless genuinely excessive
- Claim for items not documented in entry inspection
Related Articles
- How to Claim Bond: Complete Guide for Landlords – Detailed breakdown of claimable items, depreciation calculations, and tribunal procedures
- Conducting Routine Property Inspections – Best practices for regular inspections during tenancy
- How to End Rental Agreements – Notice periods and procedures for ending tenancies
Mint's Takeaway
- End-of-lease inspections require higher documentation standards than routine inspections—your report must stand up to tribunal scrutiny.
- Always compare to the entry condition report. Without baseline documentation, you cannot prove damage.
- Distinguish damage from normal wear and tear. Tribunals will dismiss claims that don't account for expected deterioration.
- Take comprehensive photos: wide shots for context, close-ups for detail, same angles as entry inspection.
- Apply depreciation to all claims. You cannot claim full replacement cost for aged items.
- Invite the tenant to attend—this increases transparency and reduces disputes.
- Get repair quotes before claiming bond. Tribunals require evidence from tradespeople, not your estimates.
- Send the inspection report to the tenant within 7 days and give them a fair chance to respond.
Done correctly, end-of-lease inspections protect your investment and provide the evidence needed to support fair bond deductions. Mint automates the comparison, depreciation calculations, and tribunal-ready reporting so you can focus on getting the property ready for the next tenant.