Bond claims and end-of-lease guide for owners and renters

Understanding the Residential Tenancies Bond Authority (RTBA) 

In Victoria, all residential rental bonds are held by the Residential Tenancies Bond Authority (RTBA). The RTBA is an independent Victorian Government body that holds bond funds securely for the duration of the tenancy and processes refunds in line with the Residential Tenancies Act 1997. Rental providers and agents do not hold bond money; it must be lodged with the RTBA. 

How bond lodgement works in Victoria 

At the start of a tenancy, the renter pays the bond, commonly equivalent to four weeks’ rent (unless otherwise agreed). Once received, the bond must be lodged with the RTBA within 10 business days. The RTBA then sends the renter an email or SMS to review and confirm the lodgement details online. Once confirmed, the renter receives a bond number. This confirmation step is important because it finalises the lodgement and prevents issues later when the bond is claimed.

End of lease and bond claims 

At the end of the tenancy, the bond is claimed and refunded through the RTBA online system. The bond is not released on the day keys are returned, it is released once a claim is lodged and the required confirmations or an order is in place. 

If both parties agree 

When the renter and rental provider agree on the refund amount, one party (often the managing agent) initiates the bond claim online. The RTBA notifies the other party to confirm. Once confirmed, the RTBA typically processes payment within 1 to 3 business days, with funds transferred directly into the nominated bank account. 

If there is a dispute 

If there is a dispute about the bond, either party can apply to VCAT. The RTBA will hold the bond until the matter is resolved. Once VCAT makes an order, the RTBA releases the bond in line with that decision. In some circumstances, a renter can initiate the claim directly with the RTBA. If the rental provider disagrees, they have 14 days to dispute the claim through VCAT.

What the bond can be claimed for 

Bond is not a general maintenance fund. It is designed to cover specific costs that are the renter’s responsibility under the agreement. Common examples include: 

• Unpaid rent or approved fees owing at the end of the tenancy 
• Damage beyond fair wear and tear 
• Cleaning required to return the property to the condition at the start of the tenancy (allowing for fair wear and tear) 
• Missing items or agreed inclusions (for example, keys, remotes, or appliances listed in the condition report) 
• Garden or lawn work not completed where it was the renter’s responsibility 

Fair wear and tear is not claimable. This generally refers to gradual deterioration from everyday use over time, such as faded paint, minor scuffs, or worn carpet in high-traffic areas. 

How to avoid delays and disputes 

The smoothest bond outcomes are usually the result of good documentation and clear expectations well before vacate day. Helpful steps include: 

• Complete condition reports carefully at the start, with detailed notes and photos 
• Keep receipts and written records for repairs, maintenance and professional services 
• Request a pre-vacate checklist early so everyone understands what “handover ready” looks like 
• Take clear exit photos and keep copies of cleaning and gardening invoices 
• Return all keys, fobs and remotes, including duplicates 

Bank details and RTBA notifications 

Bond refunds are processed electronically. Incorrect bank details or missed confirmations are common causes of delays. Renters should keep their email address and mobile number up to date with the RTBA, and check messages from the RTBA promptly after a claim is initiated. 

Renters can manage their bond online by logging into the RTBA portal to: 

• View bond details and current status 
• Update contact information 

Need help with your end-of-lease process? 

If you are unsure about the steps, timeframes, or what is considered fair wear and tear, our Property Management team can guide you through the process and help set clear expectations for a smooth handover and bond claim. For more information, visit the RTBA website at www.rtba.vic.gov.au.