Your bond is usually four weeks' rent — often $1,800 to $2,800. International students lose more of it than any other group, not because they leave places dirty, but because they leave without evidence, and they leave the country before the dispute is resolved.

Here is the routine that gets the whole amount back.

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First: your bond is not the landlord's money

In every state and territory, a bond must be lodged with a government authority, not held by the agent or landlord.

State/Territory	Bond authority	Typical max bond
NSW	NSW Fair Trading (Rental Bonds Online)	4 weeks rent
VIC	Residential Tenancies Bond Authority (RTBA)	4 weeks rent
QLD	Residential Tenancies Authority (RTA)	4 weeks rent
WA	Bond Administrator, DEMIRS	4 weeks rent
SA	Consumer and Business Services	4–6 weeks rent
ACT	ACT Revenue Office	4 weeks rent
TAS / NT	Rental Deposit Authority / NT Agent trust rules	4 weeks rent

If nobody gave you a bond lodgement receipt within a few weeks of moving in, that is a warning sign. Ask for it in writing. In a sharehouse sublet, you may not be on the lease at all, which means the head tenant holds your money informally — a very different and weaker position.

The number one cause of lost bond: no entry condition report

You are given a condition report at move-in. Most students skim it and sign. Do this instead:

1. Walk through with the report and photograph every mark, stain, chip and scuff.
2. Photograph the oven interior, shower grout, carpet edges, walls behind doors and window tracks.
3. Note timestamps — your phone does this automatically. Do not crop or edit the images.
4. Return the report inside the deadline (usually 3–7 days) and email a copy to yourself so there is a dated record.

Ninety percent of bond disputes come down to "was it like that when you arrived?" Photos answer that question in seconds.

The exit routine that works

Two weeks before you leave:

• Give correct written notice (check the notice period in your agreement — commonly 14 to 28 days)
• Book a professional carpet clean if the lease requires it, and keep the receipt
• Photograph the property empty and clean, from the same angles as your entry photos

On the last day:

• Take final meter readings and photograph them
• Return every key, remote and fob; get a written acknowledgement
• Submit your bond claim yourself through the state authority portal, on the day you hand back keys

Claiming first matters. In most states, if you lodge a claim and the landlord does not dispute it within the statutory window, the bond is released to you automatically.

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What landlords can and cannot deduct

Can: unpaid rent, unpaid water usage where allowed, cleaning to return the property to entry condition, repair of damage you caused, replacement keys.

Cannot: fair wear and tear. Faded curtains, worn carpet traffic lanes, minor scuffs from normal furniture use, tired paint after years — all fair wear and tear. A landlord cannot use your bond to upgrade the property.

Disputing a claim

If the agent claims part of your bond and you disagree:

1. Ask for itemised evidence — quotes, invoices, photos. A round number with no invoice rarely survives a hearing.
2. Negotiate in writing. Many claims are dropped when you attach your entry photos.
3. Apply to the tribunal. NCAT (NSW), VCAT (VIC), QCAT (QLD), SAT (WA), SACAT (SA), ACAT (ACT). Filing fees are low — typically under $60, with concessions available — and you do not need a lawyer.
4. Get free help. Every state has a free tenants' advice service, and most universities have a free student legal service. Use both.

If you are leaving Australia

Do this before you fly:

• Nominate an Australian bank account for the refund, or set up a Wise account that can receive AUD
• Give the authority a forwarding email you will still read
• Authorise a trusted friend in writing to act for you if a hearing is scheduled
• Do not accept "we will sort it out later" from an agent — it is far harder to chase from overseas

Related reading

• How to find a sharehouse and avoid scams
• Bonds and contracts guide
• Renting with no rental history