End of lease in NSW: final inspection, bond claims and time limits for landlords
At the end of a lease in NSW, the property is compared with the ingoing condition report. You can claim from the bond for unpaid rent, damage beyond fair wear and tear, and cleaning needed to return it to its starting condition. Claims go through Rental Bonds Online. If the tenant disputes a claim and you can’t agree, you have 14 days to apply to NCAT.
Before the tenant moves out
When a tenant ends a lease, they give written notice: at least 14 days before the end of a fixed term, or 21 days on a periodic lease. If you are the one ending the lease, the notice periods and reasons are stricter. See our rental law changes guide.
Once notice is given, confirm the vacate date in writing, remind the tenant what is expected (cleaning, keys, removing belongings) and book the final inspection.
The final inspection
The final inspection compares the property with the ingoing condition report signed at the start. That report, with its photos, is your most important evidence. Invite the tenant to attend, take photos from the same angles as the ingoing report, and record anything that is dirty, damaged or missing.
What you can and can’t claim from the bond
| You can usually claim | You can’t claim |
|---|---|
| Unpaid rent up to the end of the notice period | Fair wear and tear, such as faded paint or worn carpet in walkways |
| Damage beyond fair wear and tear, such as burns, stains or broken glass | Making the property better than it was at the start |
| Cleaning needed to return it to its starting condition | The full cost of brand-new items to replace old, worn ones |
| Keys or remotes not returned, and lock changes if needed | Damage caused by domestic violence where the tenant was not the perpetrator |
| Pet conditions that were set, such as a professional carpet clean | A pet bond or extra charges that were never allowed |
| Unpaid water usage charges, if the lease allows | Routine maintenance the landlord is responsible for |
Our end of lease cleaning guide explains the cleaning standard, and our repairs guide explains what counts as damage.
How a bond claim works
| Step | What happens | Time limit |
|---|---|---|
| 1 | The landlord or agent lodges a claim through Rental Bonds Online | After the tenancy ends |
| 2 | The tenant receives the condition report and copies of quotes, invoices or receipts | Within 7 days of the claim |
| 3 | The tenant accepts or disputes the claim | 14-day notice period |
| 4 | If no agreement is reached, the landlord applies to NCAT | Within 14 days of the notice |
| 5 | If the claim is accepted, the bond is paid out | Usually about 2 business days |
| — | Either side can still go to NCAT after a payout | Within 6 months |
If the tenant lodges the claim instead, you have 14 days to accept or dispute it. If you do nothing, the bond is paid as claimed.
Tips that avoid disputes
- A detailed ingoing condition report with dated photos is the best protection you have.
- Base claims on real quotes or invoices, not estimates.
- Allow for the age of items. An old carpet that was near the end of its life is not worth the price of a new one.
- Offer the tenant a chance to fix small cleaning items before you claim. It is often quicker and cheaper for everyone.
Bond claims without the stress
At Golden View Property we prepare detailed ingoing condition reports with photos, run the final inspection, get quotes and lodge any bond claim for you, and represent you at NCAT if needed.
Areas we manage:Sydney CBDHaymarketChatswoodUpper North ShoreEppingRydeMarrickvilleWolli CreekGosfordWoy WoyAll regions
Sources: NSW Government: bond disputes; NSW Government: releasing a bond; NSW Government: getting your bond back; NSW Government: fair wear and tear versus damage; NSW Government: minimum notice periods. This guide is general information, not legal advice.