Bond disputes are a common source of friction between tenants and property managers in NSW. What happens at the final inspection (and whether your bond comes back) comes down to a small number of points that are easy to check.
The NSW legal standard
Under the NSW Residential Tenancies Act 2010 (s.51), you must return the property in the same condition as at entry, fair wear and tear excepted. "Fair wear and tear" covers gradual deterioration from normal use: a worn carpet edge, faded paint, small scuffs. It does not cover staining, mould from insufficient ventilation, or damage from pets or accidents.
What gets checked: and why
These are the areas that are easiest to check at a final inspection, and where cleans most often fall short:
1. Oven and rangehood
The oven is one of the most common fail points at a final inspection. Expect the door to be opened and the base, glass and seal checked for baked-on grease and residue. The rangehood filter is also checked. It's visible from below and grease build-up is obvious. Do these last and do them thoroughly.
2. Shower screen and bathroom grout
Shower screens with soap scum or water marking are easily spotted under inspection lighting. Mouldy grout in showers is another common fail point. If your bathroom grout has darkened, treat it specifically before the inspection rather than relying on a general wipe-down.
3. Carpet staining
Agents compare the carpet condition against the entry condition report. Staining noted at entry is not your responsibility; staining that wasn't there at the start is. In NSW you must leave the property reasonably clean, having regard to its condition at the start of the tenancy (check your entry condition report). A lease can only require professional carpet cleaning in limited cases, for example, an additional term where pets were kept. Check your agreement or NSW Fair Trading.
4. Window tracks
A white-gloved finger across the window track is a common inspection move. Dirt, dead insects, and cobwebs in window tracks are frequently flagged. This is an easy area to miss in a DIY clean: the tracks need to be vacuumed out and wiped, not just the glass.
5. Skirting boards
Skirting boards (particularly the top edge) collect dust and scuffs that are easy to miss during a DIY clean. A cloth run along the top edge shows any dust. Scuffs from furniture that were not present at entry are also checked. Again, compare carefully against your entry condition report photos.
The final inspection checklist
Use this against your entry condition report before handing over the keys:
- Oven and rangehood: clean inside, door glass, racks, filter
- Shower screen and tiles: soap scum off, grout treated, seal clean
- Carpet: vacuumed and any new staining addressed
- Window tracks: vacuumed and wiped
- Skirting boards: top edge wiped, no new scuffs
- Toilet: under rim, base, and cistern
- Window glass: interior both sides where accessible
- Exhaust fans: blades dusted
- Wardrobe interiors: shelves, rails, floor clean
- Light fittings: no insect residue in globe covers
- Hard floors: swept and mopped including corners
- Door handles and light switches: fingerprints off
If the agent is not satisfied after the clean
If the agent raises issues after the final inspection, the first step is to request the specific items in writing, then contact the cleaner about them, before you engage a cleaner, ask whether they will come back to fix items the agent flags. Keep all written correspondence and your tax invoice.
Bond claims are settled between you and the landlord or agent. If you disagree, NSW Fair Trading offers free dispute resolution, and NCAT decides disputed claims, not the cleaner. NCAT requires evidence: keep your entry condition report, photos taken after cleaning, and all written communication from the agent.
Document everything
Photograph each room after the clean (before and after) and save your professional cleaner's tax invoice. These are your evidence if a bond dispute goes to NCAT. A well-organised evidence file significantly strengthens your position at a hearing.
Timing: when to arrange your bond clean
Arrange your bond clean at least 5–7 business days before your key handover date. This gives you:
- Time to complete the clean
- Room for a return visit before you hand back the keys if anything was missed
- Buffer time if the cleaner needs to change the date
For full bond clean pricing, see our end-of-lease cleaning service page. For the room-by-room checklist of what a professional bond clean includes, see the end-of-lease cleaning checklist. For carpet cleaning cost at end of lease, see the carpet cleaning cost guide.
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Frequently asked
How do I get my bond back in NSW?
Complete the final inspection with your property manager, address any items they raise (or dispute them in writing), then claim your bond through NSW Fair Trading's Rental Bonds Online. Bond claims are settled between you and the landlord or agent. If you disagree, NSW Fair Trading offers free dispute resolution, and NCAT decides disputed claims, not the cleaner. Keep your entry condition report photos, cleaning receipts, and any written communication as evidence.
What gets checked at a final inspection in the Sutherland Shire?
Common check points include: oven and rangehood interior, shower screen and bathroom grout, carpet condition versus the entry report, window tracks, and skirting boards. Property managers compare each area against the ingoing condition report and photos taken at lease start.
Can a landlord keep my bond because the house wasn't professionally cleaned?
In NSW you must leave the property reasonably clean, having regard to its condition at the start of the tenancy (check your entry condition report). A lease can only require professional carpet cleaning in limited cases, for example, an additional term where pets were kept. Check your agreement or NSW Fair Trading. Bond claims are settled between you and the landlord or agent. If you disagree, NSW Fair Trading offers free dispute resolution, and NCAT decides disputed claims, not the cleaner.
How long does it take to get a bond back in NSW?
If you and the landlord or agent agree on the claim, NSW Fair Trading pays the bond out once the claim is lodged. If you disagree, NSW Fair Trading offers free dispute resolution, and NCAT decides disputed claims, which takes longer. Check NSW Fair Trading for current timeframes, and keep clear documentation either way.
Is carpet steam cleaning required for bond return in NSW?
In NSW you must leave the property reasonably clean, having regard to its condition at the start of the tenancy (check your entry condition report). A lease can only require professional carpet cleaning in limited cases, for example, an additional term where pets were kept. Check your agreement or NSW Fair Trading.