Housing
Living in your rental and getting your bond back
Landlord entry rules, repairs, rent increases, and what actually happens at the end-of-lease inspection. Where 'wear and tear' starts and 'damage' ends.
Published 17 May 2026 · Last reviewed 17 May 2026
Your rights during the tenancy
The day you move in, you have a contract — the residential tenancy agreement. It says what you can do (live there as your home), what the landlord can do (enter with notice, not without), and how either side can end the agreement.
Landlord entry rules (broad pattern, varies by state)
- General inspection — landlord must give written notice (usually 7+ days).
- Repairs and maintenance — written notice required, minimum varies.
- Emergencies (burst pipe, gas leak) — no notice required.
- Showing the place to prospective buyers/tenants — usually 24–48 hours notice and only at reasonable times.
Repairs
- Urgent repairs (no hot water, blocked toilet, gas leak, burst pipe) — landlord must respond promptly. In most states, you can arrange urgent repairs yourself if the landlord doesn't and recover the cost (with limits, usually 1–2 weeks' rent worth).
- Non-urgent repairs — give written notice (always in writing — text counts but email is better).
Rent increases
- Cannot happen during a fixed-term lease unless the lease specifically allows it.
- In a periodic lease, the landlord must give written notice — usually 60 days, and only once every 12 months in NSW, VIC, QLD and ACT (recent reforms).
- You can challenge an excessive rent increase at the relevant tribunal (NCAT in NSW, VCAT in VIC, QCAT in QLD, etc).
Getting your bond back
When you leave, the landlord/agent inspects the place. If it's clean and undamaged (with normal wear and tear), the bond comes back to you, usually within 2 weeks.
Where things go wrong
- "End of lease cleaning" — most agents expect a professional clean. Either book one or do it to a very high standard yourself.
- "Carpet cleaning" — some leases require professional carpet cleaning at the end. Check your lease.
- Damage beyond wear and tear — wall holes from anything bigger than picture hooks, broken fittings, stains. If the condition report at move-in noted these, you're fine.
- Compare the move-in condition report photos against the agent's move-out claim. If they're claiming damage that was already there, you can dispute through the tribunal.
If they don't release the bond
- The agent must apply to the bond authority to claim against the bond. If they do, you'll get notified and have a chance to dispute.
- Disputes go to the state tribunal — cheap, you can represent yourself, decisions usually within a couple of months.