Most British arrivals rent first, and within a few weeks they meet three things that work differently from home: a bond lodged with a state body, a property manager who visits every few months to inspect the place, and a repairs process with its own rules and timeframes. Each state and territory runs its own residential tenancy law, so details vary, but the broad shape is similar across the country. This piece explains how bonds, routine inspections and repairs usually work.
The bond and where it goes
The Australian rental bond is the equivalent of a UK tenancy deposit. In England, deposits must be protected in a government-approved scheme, and Australia takes a similar approach, except that in most states the money goes to a single government authority rather than a choice of schemes. In Queensland it is lodged with the Residential Tenancies Authority, in New South Wales through the state’s rental bond service, and in Victoria with the Residential Tenancies Bond Authority.
The amount is commonly capped at around four weeks’ rent for most properties, though higher bonds can sometimes apply to expensive rentals or furnished homes depending on the state. The landlord or agent should give you a receipt and you should get confirmation from the bond authority that it has been lodged. If you do not, follow it up.
At the end of the tenancy, the bond is returned once you and the agent agree on any deductions, or a tribunal decides if you cannot agree. In Queensland, the Residential Tenancies Authority explains the forms, timeframes and dispute process, and the other states have equivalent bodies.
Moving in: protect yourself from day one
The single most useful thing a new tenant can do is document the property properly at the start. A sensible routine looks like this:
- Read the entry condition report carefully. The agent provides it, often with photos. Note anything missing or wrong rather than signing it as is.
- Take your own dated photos and video. Cover every room, the inside of cupboards and appliances, the garden and any marks on walls or floors.
- Return the report within the deadline. States set a period for this, often a few days, so do not let it slide while you unpack.
- Test everything. Check taps, hot water, air conditioning, smoke alarms, locks and windows, and report faults in writing straight away.
- Keep copies of everything. Store the lease, condition report, bond receipt and emails somewhere you can find them in a year’s time.
That record is what protects your bond when you leave. Disputes over cleaning and wear and tear are common, and dated evidence settles most of them.
Routine inspections
This is the part that surprises British tenants most. Australian property managers routinely inspect rental homes during a tenancy, typically every few months, to check condition and spot maintenance problems. The law in each state limits how often this can happen and requires written notice in advance, usually around a week. Agents may photograph the property, though some states now restrict photographing tenants’ belongings.
You do not have to be home for an inspection, and many tenants are not. It is reasonable to expect the place to be tidy, but an inspection is not a white-glove test. If you feel inspections are excessive or intrusive, check your state’s rules, as the frequency and conditions are set out in law rather than left to the agent’s discretion.
Repairs: urgent and routine
Australian tenancy laws generally split repairs into urgent and non-urgent categories. Urgent repairs typically include burst pipes, serious roof leaks, gas leaks, dangerous electrical faults, a broken toilet where it is the only one, and failure of essential services such as hot water. Landlords are expected to act on these quickly, and in some states tenants can arrange urgent repairs themselves up to a set amount if the landlord cannot be reached, then seek reimbursement.
Routine repairs, such as a sticking door or a dripping tap, should be reported in writing and fixed within a reasonable time. Do not withhold rent to force a repair, as that can put you in breach of the lease. Instead, keep a written trail and use the state’s dispute process if nothing happens.
Many older rental homes are also poorly insulated and draughty, which is not a repair issue as such, though some states are now introducing minimum standards. Our piece on why Australian houses feel cold in winter explains what to look for at a viewing.
For tenants in New South Wales, the Tenants’ Union of NSW publishes plain-English factsheets on bonds, repairs, rent increases and ending a lease, and each state has a similar tenant advice service.
Questions readers ask
Can a landlord keep my bond for normal wear and tear?
Generally no. Fair wear and tear from ordinary living is not a valid deduction, though damage and inadequate cleaning can be.
Do I need to be at home for a routine inspection?
No. With proper notice, the agent can usually enter while you are out, provided the visit falls within the times the law allows.
Can I have a pet in an Australian rental?
It depends on the state. Some now make it harder for landlords to refuse a pet without good reason, while others leave it to the lease, so check local rules and ask in writing.