Bond Disputes in Queensland

What you need to know if your landlord is withholding your bond.

Your rights as a tenant regarding bond

In Queensland, rental bonds are held by the Residential Tenancies Authority (RTA), not by your landlord or property manager. Your bond is your money. The landlord can only claim against it for specific, documented reasons.

Under the Residential Tenancies and Rooming Accommodation Act 2008 (Qld), you are entitled to a full refund of your bond at the end of the tenancy unless the landlord has a legitimate claim. Common legitimate claims include unpaid rent, damage beyond fair wear and tear, and cleaning costs if the property was not left in a reasonably clean condition.

Common reasons landlords withhold bond

Not every claim against a bond is justified. Common claims include:

• Cleaning — the property was not left in a reasonably clean state. Note: the standard is "reasonably clean," not "professionally cleaned."
• Damage — damage beyond fair wear and tear. Normal deterioration from everyday use is not damage you are liable for.
• Unpaid rent or water — outstanding rent or excess water charges.
• Missing items — items listed on the condition report that are missing at the end of the tenancy.
• Garden maintenance — gardens left in a significantly worse state than at the start of the tenancy.

A landlord must be able to show that the issue existed and that you (not general wear) caused it. Vague claims without evidence are difficult to sustain at QCAT.

How to dispute a bond claim

If your landlord claims part or all of your bond and you disagree, the process in Queensland works like this:

Step 1: Lodge a bond refund through the RTA

Either party can lodge a bond refund request with the RTA. If both parties agree on how the bond should be split, the RTA processes the refund. If there is a dispute, the RTA holds the bond until it is resolved.

Step 2: Try to resolve it directly

Before going to QCAT, try to negotiate with your landlord or property manager. Put your position in writing and explain why you disagree with the claim. Keep copies of all correspondence.

Step 3: Apply to QCAT

If you cannot reach an agreement, either party can apply to QCAT for a decision. QCAT will hold a hearing where both sides present their evidence, and a member will decide how the bond should be distributed.

The application form is available on the QCAT website. Filing fees apply but concession rates are available.

Evidence that helps

The strength of a bond dispute often comes down to evidence. Useful evidence includes:

• Entry condition report — the report completed when you moved in. This is your baseline. If the landlord did not provide one, that weakens their position significantly.
• Exit condition report — the report completed when you moved out.
• Dated photographs — photos of the property when you moved in and when you moved out. Date stamps or metadata matter.
• Receipts for cleaning — if you had the property professionally cleaned, keep the receipt and any before/after photos.
• Receipts for repairs — if you fixed any damage during the tenancy.
• Correspondence — emails, text messages, or letters between you and the landlord or agent about the condition of the property.
• Maintenance requests — records of requests you made during the tenancy (especially if damage existed before you caused it, or if the landlord failed to maintain the property).

What to expect at a QCAT bond hearing

A QCAT bond hearing is relatively informal. Expect the following:

• The hearing usually takes 30 to 60 minutes.
• A tribunal member will hear from both the tenant and the landlord (or their agent).
• You will present your evidence and explain your position.
• The other party will do the same.
• Each side can ask questions about the other's evidence.
• The member will make a decision, either on the day or shortly after.

QCAT may order a full refund of the bond, a partial refund, or that the landlord retains all or part of the bond. The decision depends on the evidence presented.

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Want to see how QCAT has decided bond disputes similar to yours? Search our database to find relevant tribunal decisions.

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