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Getting your bond back in NSW: a plain-English guide

Moving out of a rental in New South Wales usually means one last money question: will you get your whole bond back? In NSW, bond refunds are claimed through NSW Fair Trading's Rental Bonds Online, and there is a set process for claiming them back. This guide summarises the official NSW Government information on getting your bond back, what a landlord can claim for, the timeframes, and what to do if you disagree with a claim. Every fact links to the official source, so you can check the detail for yourself.

Before you move out

The NSW Government says you need to pay rent to and including the end of your notice period, or your moving date if you are breaking the lease early. Its bond disputes page also lists reasons a landlord or agent may claim on the bond (it notes the list is not complete), which tells you what to sort out before you hand back the keys:

• the cost of changing locks if you did not return all keys
• cleaning, if the property was not left reasonably clean
• break-lease fees, if they apply
• unpaid water usage charges
• repairing damage beyond fair wear and tear
• unpaid rent

Use your ingoing condition report as a checklist. Take dated photos of every room when you leave, and keep receipts for any cleaning or repairs you pay for.

How to claim your bond in NSW

The official page explains that your bond is usually refunded in full unless the landlord or agent claims some of it for damage or money owed. You or the landlord can make a claim through Rental Bonds Online. If you both agree on how the bond is split and the landlord or agent accepts the claim, the NSW Government says you should get your bond back in two business days after your claim is accepted (source).

If you don't have a Rental Bonds Online account, you can use the 'Claim for Bond Refund' paper form from NSW Fair Trading. Check the official page for which method applies to your bond.

If you claim and the landlord does not respond

According to the NSW Government, your landlord or agent has up to 14 days to accept your claim, and if they don't dispute it, Fair Trading pays your claim after 14 days. If the landlord or agent disputes it, they must apply to NCAT within 14 days of receiving the notice and tell Fair Trading in writing (source).

If the landlord claims part of your bond

If the landlord or agent claims without your agreement, the official guidance says:

• You will be notified by NSW Fair Trading. The bond disputes page says the notice of claim is sent by email and SMS.
• If the claim is made without your consent, the landlord or agent must give you a copy of the condition report completed at the end of the tenancy and copies of any estimates, quotes, invoices or receipts for the work claimed, within 7 days of making the claim (source).
• The notice gives you a 14-day period to respond. If you disagree, you can apply to NCAT, then log in to Rental Bonds Online before the 'due for payment' date to tell Fair Trading you have lodged a dispute, so the bond is frozen until the hearing or an agreement (source).
• Tenants can go to NCAT even if the bond has already been paid out, as long as it is within six months of the payout (source).

The NSW bond disputes page also points tenants to the Tenants' Union of NSW for tips on handling a dispute.

Shared houses and co-tenants

If you share a rental, the bond may have been lodged in more than one name. Agree on the split before anyone makes a claim, and put it in writing. The NSW Government has more detail on co-tenant arrangements on its renting pages, so check the official information for your situation.

A move-out checklist

1. Give the right notice, in writing, and keep a copy.
2. Pay rent up to and including the last day.
3. Pay or settle any water usage charges.
4. Clean thoroughly, including inside cupboards, the oven and windows.
5. Fix small damage you caused, or agree on a cost with the agent.
6. Take dated photos and video of every room.
7. Return every key and remote, and get a receipt.
8. Claim the bond, or respond to the agent's claim, through Rental Bonds Online.
9. Watch your email and SMS for a notice of claim and the 14-day deadline.

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Budgeting for a move

Even when your old bond comes back in full, the new bond and the first rent payment usually have to be paid before the old bond arrives. Removalists, cleaning, connection fees and a few nights of takeaway add up. Setting money aside each pay in the months before a move takes a lot of stress out of it. A sinking fund for "next move" is a simple way to do that.

A worked example (made-up numbers)

Say your new place needs a $2,400 bond and two weeks' rent of $1,200 up front, and you expect your old $2,200 bond back a week or so after you leave. You would need $3,600 on hand before the old bond returns. Saving $300 a fortnight for six months would cover it. These are made-up numbers for illustration only.

Keep your rent, repairs and bond records in one place

Disputes are easier when your records are organised. Our Rent & Bond app keeps a record of every rent payment, your bond and lease details, inspections and notices, and repair requests with how many days you have been waiting.

Saving for the next move? Sinking Funds (A$19) keeps a jar for it.

Frequently asked questions

General information only, not legal or financial advice. Facts are summarised from nsw.gov.au and can change. For help with a dispute, contact NSW Fair Trading, NCAT or the Tenants' Union of NSW.