How long do I have to dispute a bond claim?

Often 14 days from the notice (NSW, VIC, QLD, WA, SA), but it varies by state and by who started the claim. Check the deadline on your notice.

Do I have to go to a hearing?

Not always. Several states have a free conciliation or Commissioner decision step first, and many disputes are settled there.

What evidence wins bond disputes?

Entry and exit condition reports, dated photos, and written records. The person claiming generally needs invoices, receipts or quotes to support the amount.

Bond dispute process: after you lodge your claim

Q: Is this legal advice?

No. It's general information. Contact your state tenancy advice service or tribunal for advice on your situation.

You've claimed your bond, or the agent has claimed some of it, and now it's disputed. This guide covers what happens next: the deadlines that can lose you the bond, how to answer a claim, what tribunals look at, and how to handle the hearing.

Information only, not legal advice. Rules change and every tenancy is different. Check the official pages linked here, or contact your state tenancy advice service or tribunal. Last checked 2026-10-22.

Just starting to disagree with your agent? Begin with If your bond is disputed: steps by state, then come back here once a claim is lodged.

Step by step after the claim is lodged

Diary the deadline the day the notice arrives. The notice from your bond authority (or, in the NT, from your landlord) starts a short clock, often 14 days. Missing it usually means the bond is paid out as claimed.
Ask for the evidence behind every item. Most states now require the landlord or agent to back a claim with quotes, invoices, receipts or photos. Ask in writing for anything you haven't received.
Reply item by item, in writing. Put each claimed item in a table: amount claimed, what the entry and exit condition reports say, your photo, and whether you agree. Offer to pay the fair items; it narrows the dispute.
Use the free conciliation step. QLD (RTA), VIC (RDRV), WA (Commissioner determination), TAS (Commissioner) and SA (CBS) all have a step before or instead of a hearing. Treat it seriously: many disputes end there.
Lodge with the tribunal and tell the bond holder. Where you have to apply yourself, filing with the tribunal isn't always enough. NSW and QLD also need you to tell the bond authority by the deadline, or the money is released.
Prepare one evidence bundle. Lease, entry and exit condition reports, dated photos, the claim, the landlord's invoices or quotes, your written replies and a one-page timeline, in that order, with copies for everyone.
Go to the hearing ready to be brief. Expect a short hearing. Walk the member through each disputed item against the condition report and your photos.

Deadlines by state

These are the time limits official sources publish. Times run from the notice or event shown. If your notice gives a different date, follow the notice.

Victoria (VCAT)

Before claiming, the rental provider must notify you at least 3 business days ahead and give evidence (invoices, receipts, quotes or photos) that doesn't contradict the condition report. source
If you start the claim with the RTBA, the rental provider has 14 days to contest it by applying to RDRV or VCAT. If nobody contests, the RTBA pays as claimed. source
If the rental provider starts a claim, you have 14 days to accept it in RTBA Online, or the claim lapses. Don't accept a claim you disagree with. source
Disputes go to Rental Dispute Resolution Victoria (RDRV) first, then to a VCAT hearing if not resolved. Tenants Victoria says a late landlord application (more than 14 business days after the agreement ended) can be challenged. source

Bond: Residential Tenancies Bond Authority (RTBA) · Disputes: VCAT · VIC checklist · Last checked 2026-10-22.

New South Wales (NCAT)

If the landlord or agent claims without your agreement, they have 7 days to give you quotes, invoices or receipts and the end-of-lease condition report. source
You get a Notice of Claim from NSW Fair Trading. To stop the payout you must apply to NCAT and tell Fair Trading (through Rental Bonds Online) within 14 days. source
If the bond has already been paid out, you can still apply to NCAT within 6 months of the payout. source

Bond: NSW Fair Trading: Rental Bonds Online · Disputes: NCAT · NSW checklist · Last checked 2026-10-22.

Queensland (QCAT)

The RTA sends a Notice of claim. You have 14 days to dispute it with a Dispute resolution request (Form 16). If nobody responds, the bond is paid as first requested. source
For bonds lodged from 30 September 2024, a property manager/owner who claims or disputes must give you supporting evidence within 14 days. source
If RTA conciliation fails, you get a Notice of unresolved dispute. The person who lodged the Form 16 must apply to QCAT within 7 days and tell the RTA in writing. source

Bond: Residential Tenancies Authority (RTA) · Disputes: QCAT · QLD checklist · Last checked 2026-10-22.

Western Australia (Magistrates Court of WA)

Under the new release process, others on the bond have 14 days to agree or dispute. A dispute or no response sends residential bonds to a Commissioner determination (not SAT; SAT is for residential parks). source
In a Commissioner determination, everyone has 10 days to send evidence. source
To appeal the Commissioner's decision, lodge with the Magistrates Court within 7 days and send Bonds Administration the Form 12. Once paid out, the bond can't be recovered from Bonds Administration. source

Bond: Bonds Administration (Consumer Protection WA) · Disputes: Magistrates Court of WA · WA checklist · Last checked 2026-10-22.

South Australia (SACAT)

When one party claims without the other's consent, CBS gives the other party 14 days to dispute it. source
If you stay silent on a landlord's claim, CBS assesses the landlord's evidence and can pay it out. Respond by the date on the notice. source
Disputes the parties can't settle go to SACAT for a ruling. source

Bond: Consumer and Business Services (CBS): Residential Bonds Online · Disputes: SACAT · SA checklist · Last checked 2026-10-22.

Tasmania (Residential Tenancy Commissioner)

You approve or dispute an owner/agent claim in MyBond. If you don't respond in time the matter goes to the Residential Tenancy Commissioner; after a dispute, every party has 10 working days to upload evidence. source
The Commissioner decides on the evidence (this can take over 90 days). You can appeal a determination to the Magistrates Court of Tasmania. Appeal time limit: (not confirmed from an official source yet: check your notice or call the service) source

Bond: Rental Deposit Authority (MyBond) · Disputes: Residential Tenancy Commissioner · TAS checklist · Last checked 2026-10-22.

Australian Capital Territory (ACAT)

ACT Rental Bonds refers disputed bonds to ACAT; for a bond-only dispute you generally don't apply yourself. Keep your contact details current with ACT Rental Bonds. Time to respond to a claim: (not confirmed from an official source yet: check your notice or call the service) source
ACAT holds a conference first. At least 7 days before it, the lessor must give you and ACAT a list of claims. No agreement means a hearing. source
You can appeal an ACAT decision within 28 days. source

Bond: ACT Revenue Office: Rental Bonds · Disputes: ACAT · ACT checklist · Last checked 2026-10-22.

Northern Territory (NTCAT)

In the NT the landlord holds the security deposit. They have 7 business days after you move out to return it or give notice of what they're keeping and why, with receipts, invoices and a statutory declaration. source
If they don't return it or claim within 7 business days, they must return it in full. Unresolved disputes go to NTCAT. Time limit to apply to NTCAT: (not confirmed from an official source yet: check your notice or call the service) source

Bond: NT Government: security deposit disputes · Disputes: NTCAT · NT checklist · Last checked 2026-10-22.

Evidence authenticity

The Bond Back PDF report is a summary to help you organise your evidence. It isn't proof on its own.
The other side can challenge photos that are cropped, edited, or whose dates don't match the timeline.
Keep the original photo files, unedited and with their metadata (camera date), and be ready to show them to the tribunal.

General information, not legal advice.

What tribunals look at

The condition reports. Entry versus exit condition is the starting point in every state. In Victoria, a rental provider's evidence must not contradict the condition report. source
Proof of the claim. The person claiming generally has to prove it. NT guidance says plainly that proving a claim is the landlord's responsibility, and NSW, VIC, QLD and SA require supporting evidence for claims. source
Fair wear and tear versus damage. Normal deterioration from reasonable use isn't the renter's cost. See fair wear and tear vs damage.
Receipts, invoices and quotes. Amounts need to be backed by real costs. ACAT lists quotes, invoices, receipts, condition reports, a timeline and witness statements as supporting documents. source
Dated photos and written records. Original, dated photos and your written messages are hard to argue with. See how to take condition report photos.
How much weight a tribunal gives to an item's age (for example an old carpet) varies by case and state. We haven't confirmed an official rule, so ask your tenancy advice service.

Hearing tips

Bring three copies of everything (you, the other side, the tribunal), or upload it if the hearing is online.
Number your photos and refer to them by number.
Stick to the items in dispute; agree the small ones.
Be polite and factual, and let the other side finish.
Ask for an interpreter or hearing assistance early if you need one; tribunals provide them.
Write down the order, and ask how and when the bond holder will be told.

Want proof, not just a clean house?

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