Your dispute letter
If this isn't resolved directly, the next step in New South Wales is NCAT (NSW Civil and Administrative Tribunal).
To: [Landlord/Agent name] Re: Disputed bond deduction, [Property address] Hi [Landlord/Agent name], I'm writing about the bond for [property address]. I don't agree with the proposed deduction of [amount] from my bond of [bond amount], for the following reason(s): 1. [State clearly which deduction(s) you disagree with and why.] I'd like to resolve this directly and ask that the disputed amount be released back to me. If we can't reach an agreement, I intend to apply to NCAT (NSW Civil and Administrative Tribunal) to have the matter determined. Please let me know your response. [Your name]
This is a starting point, not legal advice. Edit it to fit your situation, and check NCAT's current process before applying, since exact steps and timeframes can change.
Why bond deductions get disputed so often
Cleaning and damage claims are among the most common reasons a bond gets withheld, and they're also among the most frequently reduced or overturned when a dispute actually reaches a tribunal. Many claims aren't backed by an invoice, a quote, or a fair comparison against the entry condition report; some simply describe fair wear and tear as if it were damage.
You're not required to just accept a deduction because it's been proposed. You're entitled to ask for evidence, and to say clearly which parts you disagree with and why.
What actually needs to happen first
Every state expects tenants to try to resolve a bond dispute directly before going to a tribunal. The bar for this is genuinely low: a clear, written message to your landlord or agent, stating which deductions you disagree with and why, is usually enough to satisfy that step. That's exactly what this tool generates.
If it isn't resolved after that, each state has a different body that handles the next step. This tool names the right one for your state automatically.
Bond dispute bodies by state
| State | Bond dispute body |
|---|---|
| NSW | NCAT |
| VIC | VCAT |
| QLD | RTA conciliation, then QCAT |
| WA | Magistrates Court (no specialist tribunal) |
| SA | SACAT |
| TAS | Residential Tenancy Commissioner, then Magistrates Court |
| ACT | ACAT |
| NT | NTCAT |
This is a general guide, not legal advice. Processes and timeframes change, so check the tribunal or authority for your state before applying.
Frequently asked questions
What do I need to do before applying to a tribunal about my bond?
Make a genuine attempt to resolve it directly first. In NSW, for example, NCAT expects a written request, email is fine, clearly stating which deductions you disagree with and why.
Which tribunal handles bond disputes in my state?
See the table above. Most states use a civil and administrative tribunal (NCAT, VCAT, QCAT, SACAT, ACAT, NTCAT); WA uses the Magistrates Court and Tasmania starts with the Residential Tenancy Commissioner.
Is a cleaning or damage deduction from my bond automatically valid?
No. It needs to be justified with evidence, and fair wear and tear from normal use isn't a valid basis for a deduction.