Rental bonds and basic tenant rights: how much, who holds it, how to get it back

State tenancy regulators (NSW: NSW Fair Trading; VIC: Consumer Affairs Victoria / Residential Tenancies Bond Authority; QLD: Residential Tenancies Authority)Verified 22 Oct 2026Official pages checked daily

When you rent a home in Australia, the landlord cannot keep your bond. It must be lodged with the state government's bond authority: in NSW with NSW Fair Trading through Rental Bonds Online, in VIC with the RTBA, and in QLD with the RTA. The maximum differs by state (NSW and QLD up to 4 weeks' rent; VIC usually 1 month's rent). Complete a condition report with photos when you move in, claim the bond back through the official system when you leave, and the other side has 14 days to dispute. If you cannot agree, go to the state tribunal (NCAT, VCAT or QCAT). This page covers NSW, VIC and QLD.

Key facts

NSW: maximum bond and rent in advance: Bond up to 4 weeks' rent; rent in advance up to 2 weeks; a holding fee before you sign of up to 1 week's rent, which must be credited against your rent once you sign.¹
NSW: fees that cannot be charged before you sign: A fee for preparing the lease, more than 2 weeks' rent in advance, a bond above 4 weeks' rent, the cost of the first set of keys, a pet bond, or background check fees.¹
NSW: who holds the bond: NSW Fair Trading holds the bond. Agents and self-managing landlords must offer Rental Bonds Online (RBO) as the first option so you can pay the bond online; you can also ask to use the paper form. Fair Trading sends you a receipt when it receives the money. RBO helpline 1800 990 724.²
NSW: condition report when you move in: The landlord or agent must give you a completed condition report before or when they give you the lease to sign. Return one copy within 7 days of getting the property and keep one yourself; take time-stamped photos. NSW Fair Trading enquiries 13 32 20 (Monday to Friday 8:30 am–5:00 pm).³
NSW: bond refund process: After you move out, claim your refund in RBO. The landlord or agent has up to 14 days to accept your claim; once accepted, the money reaches your bank account in about 2 business days. If you used the paper form and the landlord does not sign, Fair Trading pays you if they do not dispute within 14 days.⁴
NSW: rules for landlord deductions: If the landlord claims part of your bond without your agreement, they must give you the final inspection report and quotes or invoices within 7 days. After you receive the Notice of Claim you have 14 days to dispute it; the other party must then apply to NCAT within 14 days. Either side can still apply to NCAT within 6 months after the bond is paid out.⁵
NSW: take your bond with you when you move: Smart Rental Bonds: transfer your existing bond to your new home through RBO for a A$25 fee. It must be completed within 4 weeks of moving into the new home, and the tenants on the new lease must be the same. You cannot use it if the bond is in dispute or you owe a RentStart loan, among other cases.⁷
NSW: landlords must give a reason to end a lease (from 19 May 2025): For all leases, including those signed before 19 May 2025, the landlord must end the tenancy on a legal ground, such as sale, major renovation, moving in themselves for at least 6 months, or a breach, and must provide supporting documents. Using false documents is illegal.⁶
VIC: maximum bond: Usually no more than 1 month's rent. A higher bond is allowed only if the weekly rent is above A$900 or VCAT has made an order for that property.⁸
VIC: who holds the bond and when it must be lodged: The Residential Tenancies Bond Authority (RTBA) holds the bond. If you pay it to the landlord, they must lodge it with the RTBA within 14 days (not counting public holidays). The RTBA sends a receipt with the bond number to the landlord and all renters within 7 days of receiving it.⁸
VIC: confirm your bond is lodged: When the landlord starts the lodgement on the RTBA website, you get an email link to check the details and confirm; you must confirm within 14 days. You can check on the RTBA website under Look up your bond. If no receipt arrives within 15 days, call the RTBA on 1300 137 164.⁹
VIC: condition report when you move in: The landlord must give you 2 copies of the condition report before you move in (1 copy if it is electronic). Within 5 business days of moving in, check it, correct it, sign it and return it; if you did not get one, you can make your own and return it. If you think the report is inaccurate, you can apply to VCAT within 30 days of the lease starting. At the end of the lease, the landlord must complete the exit section within 10 days.¹¹
VIC: bond refund process: After the lease ends, the landlord must start the claim on the RTBA website within 14 days (you can start it first, after verifying your identity through Service Victoria). Before claiming any deduction, the landlord must notify you at least 3 business days in advance and give evidence. You have 14 days to accept or dispute. Once everyone agrees, the RTBA usually pays within 1 business day. If you cannot agree, go to Rental Dispute Resolution Victoria (RDRV) first, then VCAT.¹⁰
VIC: take your bond with you when you move: Portable Rental Bond Scheme: transfer your existing bond to your new home through the RTBA for a A$25 fee. Taking part is voluntary.¹³
QLD: maximum bond: Up to 4 weeks' rent, whatever the weekly rent is and whatever the payment is called (a pet bond counts towards the limit). Charging more is illegal.¹⁴
QLD: who holds the bond and when it must be lodged: The Residential Tenancies Authority (RTA) holds the bond. The landlord or agent must give you a receipt as soon as they receive the bond and lodge it with the RTA within 10 days. You can also pay the RTA directly through its online Bond Lodgement service. The RTA sends an Acknowledgement of rental bond when it receives the money. RTA phone 1300 366 311 (Monday to Friday 8:30 am–5:00 pm); a free interpreter is available.¹⁵
QLD: condition report when you move in: The landlord must give you an Entry condition report (Form 1a) at the start of the tenancy. Sign and return it within 7 days of receiving it or moving in, whichever is later; if you do not return it, you are taken to agree with the landlord's description. The landlord must give you a signed copy within 14 days and keep it for at least 1 year after the tenancy ends.¹⁶
QLD: bond refund process: After the tenancy ends, apply with the Refund of rental bond form (Form 4) or through RTA Web Services. If both sides agree, the RTA processes it the same day and the money arrives within 3 business days (only into an Australian bank account). If you disagree, the RTA first refunds the undisputed part and sends a Notice of claim; the party who receives it has 14 days to lodge a Dispute resolution request (Form 16), otherwise the bond is paid according to the first claim received.¹⁷
QLD: landlords must give evidence for deductions: Within 14 days of making a claim on the bond or disputing one, the landlord must give the tenant their evidence, or face a fine of up to 20 penalty units. If RTA conciliation does not resolve it, you can go to QCAT.¹⁷
QLD: limits on rent in advance and rent bidding (from 6 June 2024): At the start of a new tenancy, rent in advance is limited to 2 weeks for a periodic agreement and 1 month for a fixed-term agreement. Rent bidding is banned (the landlord cannot accept an offer above the advertised rent). From 1 May 2025, the notice the landlord must give before entering the property changed from 24 hours to at least 48 hours.¹⁸

Who is this for, and what are the requirements?

Tenants in NSW, VIC or QLD who rent privately, have signed a residential tenancy agreement and paid a bond (a whole property, or a share house where the landlord takes a bond under the lease).
People about to sign a lease who want to know how much bond and rent in advance the landlord can ask for.
Tenants who disagree with the landlord about the bond refund when moving out.
Bonds for sub-lets, rooming houses, student accommodation and public housing follow separate rules in each state and are not covered here.

How do I do it? Steps and process

Check the amounts before you sign
Bond limits: NSW and QLD 4 weeks' rent; VIC usually 1 month's rent (unless the weekly rent is above A$900). Rent in advance: NSW up to 2 weeks; QLD 2 weeks for a periodic agreement and 1 month for a fixed term; VIC cannot ask for more than 1 month. Anything above the limit is not allowed.
Pay the bond through the official channel and keep the receipt
NSW: pay NSW Fair Trading directly through Rental Bonds Online. VIC: the landlord starts the lodgement on the RTBA website, or you can ask in writing to pay the RTBA directly. QLD: you can pay the RTA directly through its online Bond Lodgement service. If you pay the landlord, always get a receipt.
Complete the condition report and take photos when you move in
Check the property item by item and write every piece of damage (even small) and every faulty appliance into the condition report, with dated photos. Return it within 7 days in NSW and QLD, or within 5 business days in VIC. This report is your main evidence when you move out.
Confirm the bond has been lodged
NSW: Fair Trading sends a receipt when it receives the money. VIC: confirm within 14 days of the RTBA email; you should receive a receipt with the bond number within 7 days, and you can check on the RTBA website. QLD: wait for the RTA's Acknowledgement of rental bond. If nothing arrives, ask the landlord first, then call the official number.
Do everything required before you move out
Pay rent to the end of the notice period, clean the property to the condition it was in when you moved in, repair any damage beyond fair wear and tear, remove your belongings, return all keys, and do the final inspection with the landlord (VIC and QLD require that you are given a reasonable chance to be there).
Claim your bond
NSW: after moving out, submit a claim yourself in RBO; the landlord has 14 days to respond. VIC: the landlord must start the claim on the RTBA within 14 days of the lease ending, or you can start it first; accept or dispute within 14 days of the email. QLD: use Form 4 or RTA Web Services; if both sides agree it is processed the same day.
If you cannot agree, use the official dispute process
NSW: try to negotiate with the landlord first, then apply to NCAT (you can get advice from the Tenants' Union of NSW, which the NSW website mentions). VIC: go to Rental Dispute Resolution Victoria first, then VCAT. QLD: apply to the RTA for free conciliation (Form 16); if that fails, go to QCAT.

What documents do I need?

Your tenancy agreement and bond receipt, plus the RBO / RTBA / RTA lodgement confirmation (with the bond number)
The entry and exit condition reports, with dated photos or video
Rent payment records (bank transfer records count as receipts)
An Australian bank account for the refund (QLD refunds only to Australian accounts and does not issue cheques)

What should I watch out for?

The bond and the rent are separate: you cannot use the bond to cover your last month's rent (the VIC website says this clearly).
You have a choice about how to pay the bond: in NSW the agent or landlord must offer RBO as the first option, but you can ask for the paper form; in VIC you can ask in writing to pay the RTBA directly before the landlord starts the lodgement.
Common deductions at the end of a tenancy are unpaid rent, damage beyond fair wear and tear, inadequate cleaning, unreturned keys and unpaid water charges. Normal wear from everyday use cannot be deducted (the VIC website is clear on this).
Do not ignore a Notice of Claim: in NSW and QLD, if you do not respond within 14 days, the bond is paid out according to the landlord's claim. Talk to the landlord first; if you cannot agree, dispute it before the deadline.
Landlords now need a reason to end a tenancy in all three states: NSW from 19 May 2025 requires a legal ground; VIC from 25 November 2025 bans no-reason notices to vacate, and rent increases and some notices to vacate need 90 days' notice; QLD from 1 May 2025 requires at least 48 hours' notice to enter.
NSW and VIC both let your bond move with you (Smart Rental Bonds / Portable Rental Bond Scheme) for a A$25 fee, so you do not have to find a new bond before the old one is refunded.
Tenant help: the NSW website mentions the Tenants' Union of NSW and the Tenants Advice and Advocacy Service for legal advice. You can also call the official numbers directly: NSW Fair Trading 13 32 20, RTBA 1300 137 164, RTA 1300 366 311.
This page covers only NSW, VIC and QLD; for WA, SA, the ACT, TAS and NT check their own websites. It is a plain-English summary of public information. Rules differ by state, so follow your own state's website. It is not legal advice.

What has changed recently?

2027-06-01
VIC: it becomes illegal for a landlord to refuse to rent to someone because they chose to pay the bond directly to the RTBA; a cap on compensation when a renter ends a lease early; extra keys or access cards cannot be unreasonably refused. Coming soonSource: consumer.vic.gov.au ↗
2026-10-13
VIC: landlords must give advance notice and evidence before claiming the bond; landlords and agents cannot charge renters application or rent payment fees; gas and electrical safety checks every 2 years.Source: consumer.vic.gov.au ↗
2026-09-09
VIC: renters can choose in writing to pay the bond directly to the RTBA (payable within 2 business days of the RTBA's payment request).Source: consumer.vic.gov.au ↗
2026-03-31
VIC: a standard rental application form must be used; limits on the information that can be requested from applicants; third-party platforms cannot charge renters application or rent payment fees.Source: consumer.vic.gov.au ↗
2025-11-25
VIC: no-reason notices to vacate banned (a reason is needed even when a fixed term ends); rent increases and some notices to vacate need 90 days' notice; all forms of rent bidding banned; properties must meet minimum standards when advertised.Source: consumer.vic.gov.au ↗
2025-05-19
NSW: landlords must have a legal ground to end any tenancy (no-grounds evictions abolished), with longer notice periods for some grounds; tenants can apply to keep a pet, and the landlord is taken to agree if they do not respond within 21 days.Source: nsw.gov.au ↗
2025-05-01
QLD: notice to enter the property increased from 24 hours to at least 48 hours; a standard rental application form (Form 22); limits on the personal information that can be collected; landlords must respond to a tenant's request to make modifications within 28 days.Source: rta.qld.gov.au ↗
2024-09-30
QLD: bond capped at 4 weeks' rent; landlords must give tenants their evidence within 14 days of claiming the bond or disputing a claim; tenants must be offered two ways to pay rent.Source: rta.qld.gov.au ↗
2024-06-06
QLD: limits on rent in advance at the start of a new tenancy (2 weeks for a periodic agreement, 1 month for a fixed term); rent bidding banned; rent increases attach to the property and are allowed only once every 12 months.Source: rta.qld.gov.au ↗

Common questions

What is the maximum rental bond a landlord can ask for in Australia?

It depends on the state. In NSW and QLD the bond is capped at 4 weeks' rent; in QLD this applies whatever the rent is, and a pet bond counts towards it. In VIC the bond is usually no more than 1 month's rent, unless the weekly rent is above A$900 or VCAT has made an order. Rent in advance is also limited: 2 weeks in NSW, and no more than 1 month in VIC.

Do I pay the bond to the landlord or to the government? How do I check it was lodged?

The bond must be lodged with the state bond authority; the landlord cannot keep it. In NSW you pay NSW Fair Trading through Rental Bonds Online and get a receipt. In VIC the RTBA holds it: the landlord must lodge it within 14 days, the RTBA sends a receipt with the bond number, and you can check under Look up your bond on its website. In QLD the RTA holds it and sends an Acknowledgement of rental bond.

How do I complete the condition report when I move in, and how many days do I have to return it?

Check the property item by item, write every piece of damage and every faulty appliance into the report, and take dated photos. Return it within 7 days in NSW (from getting the property) and QLD (from receiving it or moving in, whichever is later), or within 5 business days in VIC. In QLD, if you do not return it, you are taken to agree with the landlord's description. Keep a copy as your main evidence.

How do I get my bond back after moving out, and how long does it take?

Claim it through the official system. NSW: submit a claim in RBO; the landlord has up to 14 days to accept, then the money arrives in about 2 business days. VIC: the landlord must start the claim on the RTBA within 14 days, or you can start it first; you have 14 days to accept or dispute, and the RTBA usually pays within 1 business day. QLD: use Form 4 or RTA Web Services; if both sides agree, the money arrives within 3 business days.

The landlord wants to deduct cleaning or repair costs from my bond and I disagree. What can I do?

Talk to the landlord first; if you cannot agree, dispute the claim before the deadline. In NSW you have 14 days after the Notice of Claim, and the landlord must give you the final inspection report and quotes or invoices within 7 days. In QLD you have 14 days to lodge a Dispute resolution request (Form 16) with the RTA. In VIC the landlord must give notice and evidence first, and you can go to Rental Dispute Resolution Victoria. Fair wear and tear cannot be deducted.

Can my landlord end my lease without giving a reason?

Not in NSW or VIC. In NSW, from 19 May 2025, landlords must end any tenancy on a legal ground, such as sale, major renovation, moving in themselves for at least 6 months, or a breach, and provide supporting documents. In VIC, from 25 November 2025, no-reason notices to vacate are banned, even when a fixed term ends. For QLD, check the RTA website for the current rules on ending a tenancy.

Can I transfer my bond to a new rental when I move?

Yes in NSW and VIC, for a A$25 fee. In NSW, Smart Rental Bonds lets you move your existing bond to the new home through RBO; it must be done within 4 weeks of moving in, with the same tenants, and cannot be used if the bond is in dispute or you owe a RentStart loan. In VIC, the Portable Rental Bond Scheme does the same through the RTBA and is voluntary. For QLD, ask the RTA.

Who do I contact about a rental dispute, and what is the phone number?

Start with your state's tenancy regulator, then the tribunal. NSW: NSW Fair Trading on 13 32 20 (Monday to Friday 8:30 am–5:00 pm), then NCAT; the Tenants' Union of NSW can give advice. VIC: RTBA on 1300 137 164; go to Rental Dispute Resolution Victoria first, then VCAT. QLD: RTA on 1300 366 311 (free interpreter available); apply for free RTA conciliation, then QCAT.

Answers are based on the verified content of this page — the official source always prevails.

Where can I check the official information?

Signing a lease and moving inNSW Fair Trading · nsw.gov.au
Rental Bonds Online for tenantsNSW Fair Trading · nsw.gov.au
Rental property condition reportsNSW Fair Trading · nsw.gov.au
Getting your bond backNSW Fair Trading · nsw.gov.au
Dealing with bond disputes for tenantsNSW Fair Trading · nsw.gov.au
Landlord ending a tenancyNSW Fair Trading · nsw.gov.au
Smart Rental BondsNSW Fair Trading · nsw.gov.au
Bond amounts and paymentsConsumer Affairs Victoria · consumer.vic.gov.au
Lodging the bond with the RTBAConsumer Affairs Victoria · consumer.vic.gov.au
Bond claims and refundsConsumer Affairs Victoria · consumer.vic.gov.au
Condition reportsConsumer Affairs Victoria · consumer.vic.gov.au
New changes to rental lawsConsumer Affairs Victoria · consumer.vic.gov.au
Portable Rental Bond SchemeVictorian Government (Residential Tenancies Bond Authority) · vic.gov.au
Rental bondResidential Tenancies Authority (Queensland) · rta.qld.gov.au
Rental bonds fact sheetResidential Tenancies Authority (Queensland) · rta.qld.gov.au
Entry condition reportResidential Tenancies Authority (Queensland) · rta.qld.gov.au
Bond refundsResidential Tenancies Authority (Queensland) · rta.qld.gov.au
Rental law changesResidential Tenancies Authority (Queensland) · rta.qld.gov.au

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