Have you ever moved out of a rental only to find your bond isn’t coming back in full? Worse yet, your landlord claims bond deductions for things you thought were no big deal.
We’re here to help you avoid that nightmare.
In this guide, you’ll discover the top reasons tenants lose bond money in Perth and exactly how to prevent them. From cleaning tips to legal tricks, plus our FREE pre-inspection checklist, we’ve got you covered.
Keep reading and take back control of your bond.
Top 10 Reasons Why Tenants Lose Bond in Perth & How to Avoid Them
At the end of your lease, landlords inspect the property against the property condition report. Any issues beyond normal wear and tear can eat into your bond. Let’s go through the ten most common pitfalls and how to steer clear of them:
1. Poor Cleaning (Kitchens, Bathrooms, Ovens)
Grimy ovens, greasy rangehoods, filthy bathrooms and dusty skirting boards are the single biggest causes of bond claims. Real estate agents expect rental properties to be sparkling clean. Even a slightly smudged kitchen or bathroom can lead to professional cleaning bills.
How to Avoid It:
Do a deep clean of the entire home before inspection. Pay extra attention to ovens, stovetops, exhaust fans, showers, toilets and tile grout. If in doubt, hire a certified vacate cleaner (our End-of-lease Cleaning Perth service can help).
Keep receipts and before/after photos of your cleaning efforts to show you left the place spotless.
2. Stained or Smelly Carpets & Upholstery
Spilled wine, food stains, pet odours or cigarette smells are red flags. If carpets smell bad or show visible stains, landlords often demand professional steam-cleaning or even replacement. Lingering odours, especially smoke or pet urine, can trigger costly treatments.
How to Avoid It:
Steam-clean carpets and rugs professionally. Treat any stains promptly. Don’t scrub randomly, as that can spread the stain. Always keep the cleaning receipt. For large or old stains, our professional carpet clean is worth the investment. It can be cheaper than losing part of your bond.
3. Damage Beyond Fair Wear & Tear (Holes, Scuffs, Burns)
Consumer Protection WA says landlords can’t charge for fair wear & tear.
Normal “wear and tear” is expected. Think minor faded paint, small scuffs or loosened doorknobs. However, landlord claims fly for anything more serious like large holes, broken fittings, missing fixtures or burn marks on carpets/walls. These are chargeable as repairs or replacements.
How to Avoid It:
Inspect walls and fittings. Fill and touch up any nail holes or small dents with plaster and matching paint. Sand away minor scuffs; caulk cracked sealant. If you have a broken blind or door handle, replace it and keep the receipt. For larger repairs, like a big hole or broken appliance, get quotes and receipts from tradesmen.
4. Unpaid Rent, Fees or Utility Charges
Any outstanding rent, water bills or other charges can legally be deducted from your bond. If you move out without settling accounts, the landlord will apply those debts against your deposit.
How to Avoid It:
Clear all debts before you leave. As you near vacating, request a final statement or ledger from the property manager. Pay off any late rent, cleaning, gardening or utility bills immediately. Remember, if you give an early move-out notice, pay rent through the notice period. This avoids a surprise bill down the line.
5. Missing Items, Keys or Remotes – Cheap but Costly Mistakes
Ever lost a key or broken a remote? Replacement costs are often deducted from bonds. Replacing all sets of keys, garage remotes, pool fobs or missing fixtures can be surprisingly expensive for the landlord.
How to Avoid It:
Do a checklist walk-through. Match everything to the entry inventory. Return every key and remotes that were given to you. Even garage remotes, alarm codes or other access cards. When you hand them over, get a signed receipt or take a photo of yourself giving them back.
Document it: Write a brief note or email confirming you returned all keys and items. Attach any witness signatures if possible.
6. Neglected Outdoor Areas, Lawns & Gutters
A scruffy yard or blocked gutters is an easy way to lose part of your bond. Agents note overgrown lawns, dead plants or filled gutters as tenant neglect. They can charge for garden cleanup, rubbish removal or gutter clearing services.
How to Avoid It:
Tidy the yard before inspection. Mow the lawn, trim hedges and pull weeds. Collect fallen leaves and debris. Clear out garden beds and add mulch for a tidy look. Check gutters and downpipes; clear leaves and branch litter to ensure water flows. If there are stubborn stains or moss on paths or driveways, pressure-wash them.
Hire us for a professional pressure wash cleaning. Finally, hose off patios and sweep any cobwebs from eaves. Pictures don’t lie: snap a photo of your cleaned yard as proof it wasn’t neglected.
7. Pet Damage and Persistent Odours
Pets are lovable, but they can cost you dearly. Urine stains, scratched floors, chewed fixtures or lingering smells often lead to deep-clean or replacement claims. Even if you fixed up before leaving, unexpected odours can prompt landlords to order professional ozone treatments or carpet replacements.
How to Avoid It:
Be transparent: Always declare pets on the lease and follow any pet clauses. During tenancy, train pets and clean accidents immediately. When moving out, steam-clean carpets and upholstery to remove hidden pet odors. Use enzyme cleaners on any urine spots. If needed, get the house professionally deodorized. Keep receipts for all pest or odour treatments. Provide them to show you addressed the issue.
8. Mould Caused by Neglect (Poor Ventilation or Untreated Leaks)
Mould in corners, walls or ceilings can prompt owner claims for remediation. Landlords may blame tenant neglect like never airing the bathroom or ignoring leaks. If mould is extensive and caused by tenant habits, the remediation costs can come from your bond.
How to Avoid It:
Clean mould spots as soon as you see them. Use vinegar/baking soda or approved mould cleaners on shower corners and wall cavities. Keep windows or exhaust fans open during showers to ventilate. Fix any minor leaks (e.g. dripping tap) yourself or report them.
Document it: If you’ve fixed or treated mould, snap photos of the cleaned areas. If the landlord was responsible for a roof or plumbing issue, report it in writing immediately. So, it can’t be blamed on you later.
9. Unauthorised Alterations or Removals
Changing the property without permission can void your bond. Painting walls bright colours, removing built-in shelves or fences, or major renovations will almost certainly cost you. Restoring the property can be expensive (repainting entire rooms, replacing fixtures). Landlords expect you to return the home in its original state, as per your lease.
How to Avoid It:
Get it in writing. Always seek written landlord/agent approval before painting walls, adding shelves, removing any fixture (like an aircon, shower screen, etc.), or doing any DIY renovation.
If permission is granted, confirm who will restore it at the end. When move-out day comes, undo changes unless agreed otherwise.
10. Pest Infestations (Fleas, Rodents) from Neglect
The presence of pests (like fleas, cockroaches, rats) triggers a bond claim. If an infestation started or wasn’t addressed by the tenant (for example, untreated pet fleas or food left out), the landlord can charge for extermination and cleaning. Common culprits are cat/dog fleas, ant or roach infestations from uncovered bins, etc.
How to Avoid It:
If you suspect pests at any time, act immediately. Even if you have pets, keep their areas clean and treated (flea/tick collars, vacuum often). Don’t let rubbish pile up inside or outside. If you see any sign of rodents or bugs, call a licensed pest controller. Keep the invoice, it proves you took responsibility.
How to Get Your Bond Back in Perth
Follow these steps to avoid bond deduction:
- Inspect the Property Condition Report (PCR): Compare your move-in PCR with the exit report. Note any new issues. This shows you what to fix and provides evidence of what was already damaged (allowing you to argue fair wear and tear).
- Request a Pre-Inspection: Contact your property manager for a walkthrough before the final inspection. Ask for their checklist or feedback on any concerns. You may have time to fix or clean additional spots they find. (This is why the below-given pre-move-out Bond Saver Checklist PDF is handy.)
- Book Professional Cleans/Repairs: Now’s the time to call experts. Hire vacate cleaners, carpet cleaners, pest controllers or tradespeople as needed. Make sure each service provides an itemized receipt. For example, our end-of-lease cleaning team can handle kitchens and bathrooms to the standards agents expect.
- Do Repairs Promptly: Fix any tenant-caused damage. Patch and paint holes, repair broken fittings, and replace burnt-out light bulbs. Keep receipts for paint, plaster or replacement parts. This shows you’ve met your obligation to repair damage beyond normal use.
- Take Final Photos and Return Keys: After everything is cleaned and repaired, take date-stamped photos of each room (a smartphone’s timestamp works). Photograph cupboards, appliances on/clean, walls and floors. Then hand over keys and remotes, getting a written acknowledgment (even a quick signed note or email). These steps give you strong proof of condition and key return.
- If a Claim is Lodged: In Western Australia, landlords must lodge bond claims via the Bonds Online You’ll receive notice and must dispute within 7 days at the Magistrates Court (Form 6 application by landlord, tenant responds with Form 5). Keep copies of all notices and any evidence (PCRs, photos, receipts). If the dispute can’t be settled, you or the landlord can take it to the WA Civil & Administrative Tribunal (formerly SAT) for a final decision.
Bond Saver Pre-Inspection Checklist (Free Download)
We’ve created a room-by-room Bond Saver checklist for Perth tenants. It covers every nook; from kitchen cupboards to ceiling fans. Tick each box, take photos, and save it for your records. This is your ultimate tool for a hassle-free move-out.
Download FREE Bond Saver Checklist
FAQs
Q1: What are the top reasons tenants lose their bond in Perth?
The most common causes are insufficient cleaning (ovens, bathrooms, carpets), damage beyond fair wear & tear, unpaid rent or fees, missing keys/items, neglected outdoor areas/gutters, and pet or smoke odours. These are the usual common bond claim reasons in Western Australia.
Q2: Why does a bond fail to be returned?
A bond is withheld only when a landlord proves valid claims e.g., dirt/damage beyond normal wear, unpaid rent, or replacement costs for missing items. If you left the property clean, paid outstanding charges and have evidence (photos/receipts), the bond should be released.
Q3: Will a professional bond clean guarantee I get my bond back?
A professional vacate clean greatly improves your chances because it meets cleaning standards for bond return Perth. However, no cleaner can absolutely guarantee the bond; the property must still pass the final inspection. Keep invoices and before/after photos. Many cleaners offer a free re-clean if the agent raises concerns.
Q5: How long do I have to dispute a bond claim in WA?
If a bond claim is lodged you should act quickly. There are short timeframes to respond and start a bond dispute Perth WA. Lodge your dispute and provide evidence as soon as possible via the Bonds Online process and follow the directions in the notice you receive.
Q5: What evidence should I collect for a bond dispute?
Build an evidence pack: the signed entry condition report, dated move-out photos/videos, receipts for cleaning/repairs, tradespeople invoices, and written communications with your agent. These items are the strongest support when contesting a claim.
Q6: What notice can a landlord give to evict me?
Landlords must follow WA notice rules. For rent breaches, they serve a breach notice and can then issue a termination notice if arrears remain. For other lease breaches, the landlord gives time to remedy before a vacate notice. Always check the exact notice form and timing with Consumer Protection WA or your property manager.
Q7: Who pays for damage that’s fair wear & tear?
Tenants are not responsible for fair wear and tear (normal ageing or minor use). Landlords can only claim the bond for damage that exceeds normal wear e.g., holes, burns, large stains or neglect. Keep your entry report to show what was pre-existing.
Are you nervous about losing your bond after all this hard work? Wondering if you missed a spot that could cost you hundreds?
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Get a 100% Bond Back – Guaranteed!
We know exactly what landlords look for. Our professional team follows a landlord-approved checklist down to every corner. We promise 100% bond back or free re-clean within specific time period. We handle ovens, carpets, showers, carpets, walls – everything – so you can leave in confidence.
Here’s how we help you win back your deposit:
- Fully detailed vacate cleaning by police-checked experts.
- Re-clean if the inspector finds anything.
- 100% bond back guarantee or your money refunded.
- Friendly communication with your property manager for a smooth handover.
We want you moving on to your new home with $0 stress, not worrying about the old bond.
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