Can the agent make me use their cleaner or a named carpet cleaner?

No official source in any state supports a lease naming the cleaner. Queensland's RTA says the property manager cannot require you to use a specific carpet cleaning service, and in South Australia a pet condition that makes you buy services from the landlord or a named business is void under the Act. Elsewhere the rules are silent on who does the work, so a receipt from any professional, or your photos of the result, is the evidence.

Does having a pet change the cleaning rules?

In most states, yes, through a pet condition or lease term rather than a change to the cleaning standard. NSW allows a carpet cleaning term, and a fumigation term for a mammal, only where the landlord consented to a pet inside. South Australia deems professional standard carpet cleaning a reasonable condition for an approved inside pet. WA lets a landlord take a $350 pet bond for fumigation or pet damage and attach cleaning conditions to consent. Queensland applies reasonable carpet and pest conditions agreed at pet approval, Tasmania lists flea treatment as a reasonable pet condition, and the ACT lets a landlord impose a reasonable cleaning condition that ACAT can review. Victoria and the NT publish no pet specific cleaning rule.

Do I have to attend the final inspection?

You are entitled to be there, and in the ACT the inspection must be done together with both sides signing the condition report. In NSW and WA the landlord or agent must give you a reasonable opportunity to attend, and in NSW the report can be completed without you if you do not. Go if you can: agreeing items on the spot, or photographing the ones you dispute, is the cheapest settlement there is.

How long does the agent have to claim on my bond after I move out?

It depends on the state. In the NT the landlord must return the bond or serve a retention notice within 7 business days. In Tasmania the owner or agent must start a claim in MyBond within three working days of the keys being returned. In the ACT the landlord must hand you a signed bond release form within 3 working days for a full refund, or 10 working days with a costs estimate if claiming. In Victoria and NSW, once you lodge the claim, the other side has 14 days to agree. Queensland, SA and WA set the clock from whichever side lodges first.

Is a “bond clean” a legal term, and can a cleaner guarantee my bond?

No, and no. No Act uses the phrase; the law in every state talks about reasonably clean, the condition report and fair wear and tear. The bond also covers rent and damage, so no cleaner can honestly guarantee it. What a cleaning business can guarantee is the clean itself: through Local Bunch Cleaning, any checklist item the property manager flags within 72 hours of the final inspection is re-cleaned free by the assigned provider under the 72 hour re-clean guarantee.

What happens to the bond if the landlord never lodged it with the bond authority?

In every state except the NT the landlord or agent must lodge the bond with the authority, and Tasmania's CBOS says it is illegal for an owner to receive a bond at all. If you cannot find your bond in the state portal, contact the bond authority in the table with your receipt and lease, then the tenancy body in the same row for advice. Keep every receipt: it is your proof the bond was paid.

every state, one table

End of lease cleaning rules by state: who holds the bond, what you must clean, and what a lease can demand

All eight states and territories in one table, each row checked against its official tenancy page. As at September 2026.

Skip to the table

What is a rental bond and who holds it?

A rental bond is the money you pay at the start of a tenancy, usually capped at four weeks rent, held as security for unpaid rent, damage and cleaning. In seven of the eight states and territories it is lodged with a government bond authority and never sits with the agent or landlord. The Northern Territory is the exception: there the landlord or agent holds it in trust and must return it within 7 business days of you moving out.

Two things are true everywhere. First, the cleaning standard is the condition of the property when you moved in, as recorded in the entry condition report, less fair wear and tear. No state or territory asks for better than move-in, and none of them writes a professional clean into the Act's standard. Second, the agent never decides a disputed deduction alone: a bond authority, a conciliation service or a tribunal sits between you and the claim in every jurisdiction.

What differs is what a lease can add on top, chiefly carpet and pest clauses, who decides a disputed deduction, and how many days each step takes.

the whole country at a glance

Bond and end of lease cleaning rules in every Australian state and territory

Bond and end of lease cleaning rules in every Australian state and territory
State	Who holds the bond	Move-out standard	Can the lease demand professional cleaning?	Disputes go to	Official guidance
New South Wales	NSW Fair Trading (Rental Bonds Online)	Reasonably clean, having regard to the condition of the premises at the start of the tenancy (Act s 51)	Carpet cleaning only if the landlord consented to an indoor pet and it is reasonable for that pet. Fumigation only if that pet is a mammal	NSW Fair Trading, then NCAT	NSW Fair Trading
Victoria	Residential Tenancies Bond Authority (RTBA)	Reasonably clean, and not better than at move-in	No, not as a blanket standard lease term	Rental Dispute Resolution Victoria (RDRV), then VCAT	Consumer Affairs Victoria
Queensland	Residential Tenancies Authority (RTA)	As recorded in the entry condition report, fair wear and tear aside	A general professional cleaning clause is not automatically enforceable	The RTA dispute resolution service, then QCAT	RTA
Western Australia	Bond Administrator (WA)	Similar condition to move-in, fair wear and tear excepted	No WA rule requires it. Check the lease and the entry report	The Commissioner for Consumer Protection (via Bonds Administration), then the Magistrates Court on appeal	Consumer Protection WA
South Australia	Consumer and Business Services (CBS)	Reasonable condition and a reasonable state of cleanliness, judged against move-in	Not as a blanket term. A carpet cleaning clause is not enforceable unless a pet was kept inside	The RBO claim and counter offer process with CBS, then SACAT	SA Government (CBS)
Tasmania	Rental Deposit Authority (MyBond)	As nearly as possible the condition on the condition report, apart from reasonable wear and tear	No TAS rule requires it. A carpet clause holds only if it is in the lease, the carpets were professionally cleaned at the start and they need it to restore that condition	The Residential Tenancy Commissioner, then the Magistrates Court on appeal	CBOS Tasmania
Australian Capital Territory	ACT Revenue Office (Rental Bonds Office)	Substantially the same cleanliness and condition as at the start, fair wear and tear excepted	No. Carpets only if the clause is in the lease and the landlord has evidence they were professionally cleaned at the start	ACAT, referred by the ACT Revenue Office	ACT Government
Northern Territory	The landlord or agent, in trust (no central bond authority)	Reasonably clean and in a reasonable state of repair, allowing for fair wear and tear	No NT rule requires it. A clause locking in carpet steam cleaning is in breach of the Act, per NT Consumer Affairs	NTCAT, with NT Consumer Affairs for advice	NT Government

How do I read this table?

Each cell states the rule at the strength the official source supports and no stronger. “Prohibited” means the law names the term as void. “Not as a blanket term” means the tenancy authority has said a general clause is not enforceable. “No rule requires it” means the Act and the authority are silent, so the only test is the condition of the property against the entry report. The last column links to the official page each row was checked against, all confirmed live in September 2026.

NSW

What are your end of lease cleaning rights in New South Wales?

In New South Wales the rules sit in the Residential Tenancies Act 2010 (NSW), and the official guidance comes from NSW Fair Trading. The bond is held by NSW Fair Trading (Rental Bonds Online), the move-out standard is reasonably clean, having regard to the condition of the premises at the start of the tenancy (Act s 51), and a disputed cleaning deduction goes to NSW Fair Trading, then NCAT.

The property must be left “reasonably clean”, having regard to its condition at the start of the tenancy (Act s 51).
Professional carpet cleaning can only be required if the landlord consented to a pet inside the home and it is reasonable for that pet.
You can't be charged for fair wear and tear.
Your ingoing condition report and photos are your strongest evidence.
Bond disputes go through NSW Fair Trading and NCAT.

The full NSW rules, dates and official sources

The cleaning standard: A reasonable state of cleanliness, having regard to the condition of the premises at the commencement of the tenancy, and as nearly as possible the same condition as set out in the entry condition report, fair wear and tear excepted (Residential Tenancies Act 2010 (NSW) s 51(3)). nsw.gov.au puts it as leaving the property in a similar condition to when you moved in, with damage that is not reasonable wear and tear repaired or paid for. The condition report from move-in is the benchmark.
Can the lease demand professional cleaning?: Not for the whole property. NSW law names the cleaning terms a lease cannot contain: a term requiring the carpet to be professionally cleaned, or paid for, at the end of the tenancy is prohibited unless the landlord consented to a pet kept inside the home and the cleaning is reasonable for that pet, and a professional fumigation term is prohibited unless that pet is a mammal. For everything else no NSW rule requires professional cleaning; the test is reasonably clean against the condition report.
Carpet cleaning clauses: A lease term requiring professional carpet cleaning, or payment for it, at the end of the tenancy is a prohibited term in NSW. The only exception is where the landlord consented to a pet being kept inside the home and the cleaning is reasonable for the type of pet (nsw.gov.au, Residential tenancy agreements, updated 19 May 2025).
Pest and flea treatment clauses: A lease term requiring the property to be professionally fumigated is prohibited in NSW unless the landlord consented to a pet being kept inside the home and the pet is a mammal. Without an inside mammal, no fumigation clause can be enforced.
Who holds the bond: NSW Fair Trading holds the bond, lodged and managed through Rental Bonds Online. It is not held by the agent or landlord during the tenancy. Official bond page
How the bond is released: Either side claims in Rental Bonds Online after the final inspection. If you claim, the landlord or agent has up to 14 days to accept, and an accepted online claim is paid within about two business days. If the landlord claims a deduction, you get a 14 day notice to respond and the landlord must send the supporting documents (condition reports, estimates, invoices) within 7 days of the claim. If you dispute the claim, apply to NCAT first, inside that 14 day notice period, then log in to Rental Bonds Online before the due for payment date to tell Fair Trading you have lodged the application; that is what freezes the bond pending the hearing or an agreement. For a bond lodged on paper, return the slip on the notice of claim form to Fair Trading before the same date.
Where a disputed deduction goes: NSW Fair Trading runs Rental Bonds Online but does not decide the dispute. Either side applies to the NSW Civil and Administrative Tribunal (NCAT): a landlord who disagrees with your claim must apply within 14 days of the notice and tell Fair Trading in writing, and if you dispute a landlord's claim you apply to NCAT inside your 14 day notice period and then record the application in Rental Bonds Online before the due for payment date, which is what freezes the bond. You can also apply up to six months after a payout. Official dispute page
The tribunal: NSW Civil and Administrative Tribunal (NCAT)
The law: Residential Tenancies Act 2010 (NSW)
Recent changes: NSW rental law changes on pets and the grounds for ending a tenancy commenced 19 May 2025, and the prohibited terms page that ties carpet cleaning and fumigation clauses to an inside pet is dated the same day. The reasonably clean standard and the Rental Bonds Online process did not change. As at September 2026.
Official sources checked: 7 official pages for NSW, listed under Sources

VIC

What are your end of lease cleaning rights in Victoria?

In Victoria the rules sit in the Residential Tenancies Act 1997 (Vic), and the official guidance comes from Consumer Affairs Victoria. The bond is held by the Residential Tenancies Bond Authority (RTBA), the move-out standard is reasonably clean, and not better than at move-in, and a disputed cleaning deduction goes to Rental Dispute Resolution Victoria (RDRV), then VCAT.

You only need to leave the property “reasonably clean”, not better than move-in.
Rental providers can't demand professional cleaning as a blanket lease term.
Fair wear and tear is never your responsibility to pay for.
Your condition report and photos are key evidence in any dispute.
Bond disputes go to Rental Dispute Resolution Victoria (RDRV), then VCAT.

The full VIC rules, dates and official sources

The cleaning standard: Reasonably clean, and in the same condition as when you moved in, taking into account fair wear and tear (Residential Tenancies Act 1997 (Vic) s 63). Consumer Affairs Victoria's cleanliness guideline records that VCAT has held reasonably clean does not mean a condition better than the one in the condition report.
Can the lease demand professional cleaning?: Not as a blanket term. For agreements signed from 29 March 2021, section 27C of the Act and Regulation 12 write a professional cleaning clause into every lease: the rental provider must not require professional cleaning, or cleaning to a professional standard, at the end of the tenancy unless the property was professionally cleaned immediately before the tenancy started and the renter was told, or professional cleaning is needed to restore it to its starting condition, fair wear and tear taken into account. A lease cannot include a professional cleaning clause inconsistent with that one.
Carpet cleaning clauses: Consumer Affairs Victoria treats carpet steam cleaning as cleaning to a professional standard, so the same Regulation 12 test applies: a steam clean can only be required if the carpets were professionally cleaned immediately before the tenancy and the renter was told, or a stain such as wine or urine means professional cleaning is needed to restore the carpet. A stand alone steam clean clause that skips that test is not permitted.
Pest and flea treatment clauses: No Victorian rule requires an end of tenancy pest treatment. The Act, the prescribed professional cleaning clause and the cleanliness guideline do not mention it, so a pest clause is judged against the reasonably clean, same as at the start standard. The guideline does expect carpets free of pet hair, stains and strong odours, which is a cleanliness test, not a treatment requirement.
Who holds the bond: The Residential Tenancies Bond Authority (RTBA) holds the bond for the whole tenancy. The rental provider or agent lodges it with the RTBA and does not hold it. Official bond page
How the bond is released: The rental provider usually starts the bond claim online with the RTBA after the final inspection, and an agreed claim is usually repaid within one business day. If you start the claim, the rental provider has 14 days to agree or apply to Rental Dispute Resolution Victoria. From 13 October 2026 a rental provider must also tell you in advance that they intend to claim on the bond.
Where a disputed deduction goes: Rental Dispute Resolution Victoria (RDRV), a free service launched 23 June 2025, first: either side can apply about a bond claim and its coordinators help the parties settle it. If no agreement is reached RDRV explains how to ask VCAT for a decision. The RTBA holds the money but does not decide disputes. Official dispute page
The tribunal: Victorian Civil and Administrative Tribunal (VCAT)
The law: Residential Tenancies Act 1997 (Vic)
Recent changes: Rental Dispute Resolution Victoria opened 23 June 2025. The Consumer and Planning Legislation Amendment (Housing Statement Reform) Act 2025 ended no fault notices to vacate and banned rental bidding from 25 November 2025, and from 13 October 2026 a rental provider must notify the renter before claiming on the bond. The professional cleaning clause dates from the 29 March 2021 reforms and has not changed. As at September 2026.
Official sources checked: 6 official pages for VIC, listed under Sources

QLD

What are your end of lease cleaning rights in Queensland?

In Queensland the rules sit in the Residential Tenancies and Rooming Accommodation Act 2008 (Qld), and the official guidance comes from the RTA. The bond is held by the Residential Tenancies Authority (RTA), the move-out standard is as recorded in the entry condition report, fair wear and tear aside, and a disputed cleaning deduction goes to the RTA dispute resolution service, then QCAT.

You must return the property in the condition noted on your entry report, fair wear and tear excepted.
A general clause requiring “professional cleaning” is not automatically enforceable in QLD.
You can't be charged for normal wear and tear.
Your entry condition report is the benchmark, keep your copy.
Bond disputes go through the RTA and, if needed, QCAT.

The full QLD rules, dates and official sources

The cleaning standard: The same condition as at the start of the tenancy, as recorded in the entry condition report, apart from fair wear and tear. The RTA says the property manager cannot require the property to be left in better condition than it was in at the start.
Can the lease demand professional cleaning?: A general professional cleaning clause is not automatically enforceable. The RTA's position is that a special term holds only where it matches the starting condition: carpets that were professionally cleaned at the start can be required to be professionally cleaned at the end, but the tenant cannot be made to use a specific cleaning service or to leave the property better than they found it.
Carpet cleaning clauses: Enforceable only where it mirrors the start. Where the carpets were professionally cleaned at the start of the tenancy, a special term requiring professional carpet cleaning at the end has been upheld; where they were not, the carpets only need to be cleaned to the standard they were in at the start. The property manager cannot name a particular carpet cleaner. Reasonable carpet cleaning conditions agreed as part of a pet approval do apply.
Pest and flea treatment clauses: Pest control can be required only where it returns the property to its starting condition: the RTA says the tenant cannot be required to arrange pest control when the property had pests when they moved in. Reasonable pest control conditions agreed as part of a pet approval do apply.
Who holds the bond: The Residential Tenancies Authority (RTA) holds every Queensland bond, capped at four weeks rent since 30 September 2024. Refunds are requested from the RTA, not the agent. Official bond page
How the bond is released: Either side submits a bond refund request through RTA Web Services or the paper Refund of rental bond (Form 4). The RTA processes an agreed refund on the day it is received; allow up to 3 business days for the bank. If the parties disagree the RTA releases any undisputed amount, holds the rest and sends a Notice of claim, and the party who disagrees has 14 days to lodge a Dispute resolution request (Form 16).
Where a disputed deduction goes: The RTA's free dispute resolution service first, started with a Dispute resolution request (Form 16) within 14 days of the Notice of claim; it exists so bond matters can settle without a tribunal. If the parties still cannot agree, or the matter is unsuitable for conciliation, either side can apply to the Queensland Civil and Administrative Tribunal (QCAT), which decides how the bond is paid. Official dispute page
The tribunal: Queensland Civil and Administrative Tribunal (QCAT)
The law: Residential Tenancies and Rooming Accommodation Act 2008 (Qld)
Recent changes: Queensland's staged rental reforms: from 30 September 2024 a property manager who claims on or disputes a bond must give the tenant the supporting evidence within 14 days, and no more than four weeks rent can be asked as bond; from 1 May 2025 entry notice rose to 48 hours and a standard application form applies. The entry condition report standard and the RTA then QCAT path did not change. As at September 2026.
Official sources checked: 6 official pages for QLD, listed under Sources

What are your end of lease cleaning rights in Western Australia?

In Western Australia the rules sit in the Residential Tenancies Act 1987 (WA), and the official guidance comes from Consumer Protection WA. The bond is held by the Bond Administrator (WA), the move-out standard is similar condition to move-in, fair wear and tear excepted, and a disputed cleaning deduction goes to the Commissioner for Consumer Protection (via Bonds Administration), then the Magistrates Court on appeal.

You only need to return the home as clean as it was at move-in, no better.
No WA rule requires professional cleaning. The standard is the move-in condition, so check your lease and entry report.
You can't be charged for fair wear and tear (e.g. faded paint, worn carpet).
Your entry condition report and photos are your evidence, use them.
Bond disputes in WA are decided by the Commissioner for Consumer Protection, with an appeal to the Magistrates Court.

The full WA rules, dates and official sources

The cleaning standard: A similar condition to when you moved in, with all belongings removed and any damage beyond fair wear and tear repaired or paid for (Consumer Protection WA, Moving out of a rental, updated 18 September 2026). The property condition report from the start of the tenancy is the benchmark, and the landlord must give you a reasonable chance to attend the final inspection.
Can the lease demand professional cleaning?: No WA rule requires it. Consumer Protection WA's moving out guidance sets a similar condition to move-in standard and does not mention professional cleaning, so check the lease and the entry report. The one place WA guidance expressly allows a professional cleaning condition is consent to a pet.
Carpet cleaning clauses: No general rule. Where a landlord consents to a pet, Consumer Protection WA says a cleaning, maintenance and fumigation condition can be attached without the Commissioner's approval, and gives the example of carpets being professionally cleaned every twelve months and at the end of the tenancy. Outside a pet condition, the carpets only have to meet the similar condition to move-in standard.
Pest and flea treatment clauses: No WA rule requires end of tenancy fumigation. A landlord may take a pet bond of up to $350 for fumigation or pet related damage, lodged with the Bonds Administrator, and may make fumigation a condition of pet consent. Without a pet, Consumer Protection WA's guidance gives a fumigation clause no support.
Who holds the bond: The Bond Administrator (Bonds Administration at Consumer Protection WA) holds the bond, lodged through BondsOnline. A pet bond, where one is taken, is lodged the same way. Official bond page
How the bond is released: Since 28 March 2026 any tenant, landlord or agent can apply for the bond release once the final inspection and property condition report are done, agents through BondsOnline and tenants on the paper form. Everyone on the bond is asked to check the details and respond by the set date. If anyone disputes the application, or does not respond in time, it is referred to the Commissioner for Consumer Protection. In August 2026 manual applications were taking up to 4 weeks to process.
Where a disputed deduction goes: A disputed bond release application is referred automatically to the Commissioner for Consumer Protection. Everyone on the bond gets 10 days to provide evidence such as invoices and photographs, the Commissioner decides in writing with reasons, and the bond is held for 7 days so either side can appeal to the Magistrates Court of Western Australia within that window. WA has no tenancy tribunal. Official dispute page
The tribunal: Magistrates Court of Western Australia, on appeal from the Commissioner for Consumer Protection
The law: Residential Tenancies Act 1987 (WA)
Recent changes: The Residential Tenancies Amendment Act 2024 (WA) brought in the pet and minor modification rules, once a year rent increases, a $350 pet bond and Commissioner determinations. The new bond release process, under which any party can apply and a disputed release goes to the Commissioner instead of court, started 28 March 2026. As at September 2026.
Official sources checked: 7 official pages for WA, listed under Sources

What are your end of lease cleaning rights in South Australia?

In South Australia the rules sit in the Residential Tenancies Act 1995 (SA), and the official guidance comes from the SA Government (CBS). The bond is held by Consumer and Business Services (CBS), the move-out standard is reasonable condition and a reasonable state of cleanliness, judged against move-in, and a disputed cleaning deduction goes to the RBO claim and counter offer process with CBS, then SACAT.

You only need to hand the property back in reasonable condition and a reasonable state of cleanliness, judged against how it was when you moved in.
A lease term that makes you professionally clean the carpets whether they need it or not is not enforceable in SA, the only exception is a pet kept inside under an approved pet condition.
You can't be charged for reasonable wear and tear.
Your inspection sheet from the start of the tenancy is the benchmark, so complete the exit copy and take photos.
Your bond is held by Consumer and Business Services, disputed claims go through Residential Bonds Online, and SACAT makes the final decision.

The full SA rules, dates and official sources

The cleaning standard: Reasonable condition and a reasonable state of cleanliness, taking into account the condition when you took possession and the probable effect of reasonable wear and tear since then (Residential Tenancies Act 1995 (SA) s 69(3) and (4)). The inspection sheet from the start of the tenancy is the benchmark.
Can the lease demand professional cleaning?: Not as a blanket term. CBS's July 2024 fact sheet lists a clause requiring carpets to be professionally cleaned at the end of the tenancy, whether dirty or not, as inconsistent with the Act and not enforceable, because s 69(3) only requires a reasonable state of cleanliness and s 115 makes inconsistent terms void to that extent. CBS's published example is carpets; a whole of house professional cleaning clause is judged against the same standard, but CBS has not published that specific example.
Carpet cleaning clauses: A clause requiring carpets to be professionally cleaned whether they need it or not is not enforceable in SA (CBS fact sheet, July 2024; Act ss 69(3) and 115). The exception is an approved inside pet: a pet condition requiring the carpets to be cleaned to a professional standard at the end of the tenancy is taken to be reasonable (s 66C(9)(c)), while a condition requiring you to buy services from the landlord or a named business is void (s 66C(10)).
Pest and flea treatment clauses: No SA rule requires a pest or flea treatment at the end of a tenancy. The Act, the CBS lease terms fact sheet and the Tenant Information Guide are silent on end of tenancy pest clauses, so the reasonable condition and cleanliness standard applies. sa.gov.au says only that landlords are usually responsible for infestations at the start of a tenancy, including fleas, and tenants for pests arising during it.
Who holds the bond: Consumer and Business Services (CBS) holds the bond in a trust account, lodged and managed through Residential Bonds Online (RBO). The landlord cannot use it during the tenancy. Official bond page
How the bond is released: When you and the managing party agree the amount, either of you lodges a refund request in Residential Bonds Online and CBS pays it out. If a claim is not agreed, the other party is notified and can accept it, make a counter offer through RBO (10 days each, up to seven rounds) or escalate to SACAT. If the managing party does not respond to your claim within 14 days you are paid, and CBS releases a disputed bond as SACAT orders.
Where a disputed deduction goes: The Residential Bonds Online claim and counter offer process run by Consumer and Business Services first: if you claim, the managing party has 14 days to respond or you are paid the amount claimed; if the managing party claims, you must respond by the required date on the RBO notice or CBS treats you as silent and assesses the managing party's evidence alone; counter offers run 10 days each for up to seven rounds. Then the South Australian Civil and Administrative Tribunal (SACAT) lists a conference or hearing and orders how the bond is paid, and CBS releases it as ordered. Official dispute page
The tribunal: South Australian Civil and Administrative Tribunal (SACAT)
The law: Residential Tenancies Act 1995 (SA)
Recent changes: On 1 July 2024 the main tranche of SA's tenancy reforms commenced, including the pet provisions (ss 66C to 66G) that make professional standard carpet cleaning a deemed reasonable condition only for an approved inside pet, ban pet bonds and void conditions that require buying services from a named business; CBS's fact sheet on unenforceable carpet cleaning clauses is dated July 2024. Further changes commenced 1 September 2025 and 1 January 2026, and CBS describes the RBO counter offer process as new. As at September 2026.
Official sources checked: 10 official pages for SA, listed under Sources

TAS

What are your end of lease cleaning rights in Tasmania?

In Tasmania the rules sit in the Residential Tenancy Act 1997 (Tas), and the official guidance comes from CBOS Tasmania. The bond is held by the Rental Deposit Authority (MyBond), the move-out standard is as nearly as possible the condition on the condition report, apart from reasonable wear and tear, and a disputed cleaning deduction goes to the Residential Tenancy Commissioner, then the Magistrates Court on appeal.

You must leave the property as nearly as possible in the condition on your condition report, apart from reasonable wear and tear.
No TAS rule requires professional cleaning of the whole property, and a carpet clause only holds if it is in your lease, the carpets were professionally cleaned right before you moved in and they need it to get back to that condition, so hire a professional and keep the receipt.
You can't be charged for reasonable wear and tear, and the owner can't claim for their own cleaning time.
Your ingoing condition report and move-out photos are your evidence, and the Act treats the report as evidence of condition.
The Rental Deposit Authority holds your bond, disputes are decided by the Residential Tenancy Commissioner, with an appeal to the Magistrates Court.

The full TAS rules, dates and official sources

The cleaning standard: As nearly as possible the same condition as set out in the condition report, or as at the start if there is no report, apart from reasonable wear and tear (Residential Tenancy Act 1997 (Tas) s 53). CBOS puts it as leaving the property in the same condition it was in at the beginning of the lease, and the Act treats the condition report as evidence of that condition.
Can the lease demand professional cleaning?: No TAS rule requires professional cleaning of the property. The s 53 standard is condition based, s 64 says a lease provision that purports to modify the Act has no effect, and CBOS says the owner and tenant cannot agree to terms not allowed under the Act. No official source addresses whether a blanket professional cleaning clause is enforceable, so the benchmark is the condition report. Carpets are the one item the Residential Tenancy Commissioner's guide addresses directly, and even there a clause only holds under a three part test.
Carpet cleaning clauses: No section of the Act requires it, and the Residential Tenancy Commissioner's published position (CBOS, A Guide to the Residential Tenancy Commissioner, version 3, October 2019, still the guide CBOS links from its bond dispute pages) is a three part test: an owner can only enforce professional carpet cleaning if there is a specific term in the agreement requiring it, the carpet was professionally cleaned immediately before the tenancy commenced, and the carpet's condition at the end was such that professional cleaning was required to restore it to its pre-tenancy condition. A claim must be supported by the agreement, the ingoing and outgoing condition reports and a professional third party invoice. CBOS's moving out advice is practical rather than a rule: hire a professional carpet cleaner and keep the receipt, and do not hire a steam cleaning machine and do it yourself, because if your cleaner does not restore the carpet the guide says the owner can have it re-cleaned and claim the cost.
Pest and flea treatment clauses: No section of the Act requires an end of tenancy pest treatment, and the standard is condition based. The Residential Tenancy Commissioner's guide (October 2019) recognises one clause: a lease may specifically require fumigation where tenants are permitted to have pets, and the Commissioner will then require a copy of the agreement plus the reason for the fumigation, such as a dog or cat kept inside the premises or fleas found at the property. Other pest claims are considered case by case, on the type of pest, how widespread it is, its cause and what the tenant did about it. Since the pets reform of 20 March 2026 an owner may attach agreed conditions to pet consent that are reasonable, relate only to the pet and do not raise the rent or bond, and CBOS lists flea treatment as an example of a reasonable condition.
Who holds the bond: The Rental Deposit Authority (RDA) holds all Tasmanian bonds, managed online through MyBond. CBOS says it is illegal for a property owner to receive a bond from a tenant, agents must lodge it with the RDA within 10 working days, and pet bonds are not allowed. Official bond page
How the bond is released: The owner or agent must start a claim in MyBond within three working days of the keys being returned, and you then have 10 days to approve or dispute it. The RDA pays out when you approve the claim, when the Residential Tenancy Commissioner makes a determination, or when the owner does not respond to your claim in time.
Where a disputed deduction goes: There is no conciliation step. A disputed MyBond claim goes to the Residential Tenancy Commissioner, who gives all parties 10 working days to upload evidence and then makes a written determination, which can take more than 90 days. Either party may appeal to the Magistrates Court of Tasmania within 7 days, where it is heard as a minor civil claim. Official dispute page
The tribunal: Magistrates Court of Tasmania (Civil Division), on appeal from the Residential Tenancy Commissioner. TASCAT decides pet consent matters only, not bonds
The law: Residential Tenancy Act 1997 (Tas)
Recent changes: The Residential Tenancy Amendment (Pets) Act 2025 commenced 20 March 2026: owners cannot unreasonably refuse pets, TASCAT decides pet disputes, pet bonds stay prohibited, agreed pet conditions such as flea treatment must be reasonable and cannot raise rent or bond, and tenants remain liable for pet damage beyond reasonable wear and tear. CBOS updated its bond dispute and evidence pages on 20 July 2026. The s 53 cleaning standard and the RDA bond process did not change. As at September 2026.
Official sources checked: 10 official pages for TAS, listed under Sources

ACT

What are your end of lease cleaning rights in the Australian Capital Territory?

In the Australian Capital Territory the rules sit in the Residential Tenancies Act 1997 (ACT), including the standard residential tenancy terms in Schedule 1, and the official guidance comes from the ACT Government. The bond is held by the ACT Revenue Office (Rental Bonds Office), the move-out standard is substantially the same cleanliness and condition as at the start, fair wear and tear excepted, and a disputed cleaning deduction goes to ACAT, referred by the ACT Revenue Office.

You must leave the home in substantially the same state of cleanliness and condition as at move-in, fair wear and tear excepted.
No ACT rule requires professional cleaning. A lease can only require professional carpet cleaning if the clause is in your agreement and the landlord has evidence it was done at the start.
A lease term that is inconsistent with the ACT standard terms is void unless ACAT has endorsed it, so check any extra cleaning clause.
The final inspection is done together and the signed condition report is your evidence, so keep your copy and photos.
Your bond is held by the ACT Revenue Office. If a refund is disputed, it is referred to ACAT, which holds a conference first.

The full ACT rules, dates and official sources

The cleaning standard: Substantially the same state of cleanliness, and substantially the same condition, as at the start of the tenancy, fair wear and tear excepted (Schedule 1, standard term 64). The final inspection is done together and the signed condition report is the evidence.
Can the lease demand professional cleaning?: No. The ACT Government's Renting Book (January 2026) says you are not required to use professional cleaning services at the end of a tenancy. A lease term inconsistent with standard term 64 is void unless ACAT has endorsed it (Act s 9), and ACAT says an unendorsed inconsistent term cannot be enforced. The only exception the official guide recognises is professional carpet cleaning.
Carpet cleaning clauses: You may be required to have the carpets professionally cleaned only if that requirement is in your residential tenancy agreement and the landlord has provided evidence that the carpets were professionally cleaned at the start of the tenancy (Renting Book, January 2026). Otherwise the carpets only need to meet the substantially the same cleanliness standard, with fair wear and tear such as sun fading or a worn high traffic area excepted.
Pest and flea treatment clauses: No ACT rule requires pest or flea treatment at the end of a tenancy; the Act and the Renting Book are silent on it. A general lease clause requiring it is measured against standard term 64 and, if inconsistent, is void unless ACAT has endorsed it. The one related hook is s 71AE(4): when consenting to a pet a landlord may impose a reasonable condition about cleaning or maintenance, and you can ask ACAT to decide whether it is reasonable.
Who holds the bond: The ACT Revenue Office (Rental Bonds Office). Under Part 3 of the Act the bond is deposited with the Territory and held in a trust account; the landlord never holds it. Official bond page
How the bond is released: After the tenancy ends the landlord must give you a signed bond release application within 3 working days for a full refund, or within 10 working days with a written estimate of costs if claiming a deduction, and either of you lodges it with the ACT Revenue Office, which pays the bond to the nominated account. If one side applies alone the Revenue Office notifies the other, who has 2 weeks to dispute it; an undisputed application is paid out and a disputed one is referred to ACAT.
Where a disputed deduction goes: There is no separate conciliation body. A disputed bond release application is referred by the ACT Revenue Office (Rental Bonds Office) to the ACT Civil and Administrative Tribunal (ACAT), which first sends the parties a conference notice, its conciliation step, and makes orders if agreement is reached; otherwise it decides who is entitled to the bond and directs the Territory to release it. Free advice beforehand: Tenancy Advice Service ACT. Official dispute page
The tribunal: ACT Civil and Administrative Tribunal (ACAT)
The law: Residential Tenancies Act 1997 (ACT), including the standard residential tenancy terms in Schedule 1
Recent changes: The Housing and Consumer Affairs Legislation Amendment Act 2024 (ACT), in force from 10 December 2024, means no end of tenancy inspection or bond release form is needed where at least one tenant stays on under a consecutive tenancy agreement. Standard term 64, the cleaning standard, was not changed between 2024 and 2026, and the 12 October 2025 change concerns posting clauses only. As at September 2026.
Official sources checked: 9 official pages for ACT, listed under Sources

What are your end of lease cleaning rights in the Northern Territory?

In the Northern Territory the rules sit in the Residential Tenancies Act 1999 (NT), and the official guidance comes from the NT Government. The bond is held by the landlord or agent, in trust (no central bond authority), the move-out standard is reasonably clean and in a reasonable state of repair, allowing for fair wear and tear, and a disputed cleaning deduction goes to NTCAT, with NT Consumer Affairs for advice.

You only need to leave the property “reasonably clean”, allowing for fair wear and tear, not better than move-in.
No NT rule requires professional cleaning, and NT Consumer Affairs says a lease clause that locks in carpet steam cleaning at the end is in breach of the Act.
You can't be charged for fair wear and tear, and no cleaning claim is allowed at all if you never received an ingoing condition report.
In the NT your landlord or agent holds the bond and must return it within 7 business days of you moving out, or serve a claim notice with receipts.
Bond disputes go straight to NTCAT, with NT Consumer Affairs for advice.

The full NT rules, dates and official sources

The cleaning standard: Reasonably clean and in a reasonable state of repair, allowing for fair wear and tear, judged by comparing the ingoing and outgoing condition reports (Residential Tenancies Act 1999 (NT) s 51). A landlord can only deduct for cleaning if the premises were left unreasonably dirty, an ingoing condition report was given within 3 business days of move-in, an outgoing report was done and receipts support the claim.
Can the lease demand professional cleaning?: No NT rule requires professional cleaning. The Act sets a condition based reasonably clean standard (s 51) and s 20 makes any lease term inconsistent with the Act void to the extent of the inconsistency. No official source uses the words professional cleaning, so a clause that goes beyond the reasonably clean standard is not enforceable to that extent, on the reasoning NT Consumer Affairs applies to carpets.
Carpet cleaning clauses: NT Consumer Affairs' Guide to Renting (February 2026) states that a lease clause requiring the tenant to steam clean the carpets at the end of the tenancy is in breach of the Act under s 20, because neither party can know at the start whether the carpets will need it. Whether carpet cleaning is required is decided by comparing the ingoing and outgoing condition reports, allowing for fair wear and tear and what is reasonably clean.
Pest and flea treatment clauses: No NT rule requires pest or flea treatment; the Act and the official guide are silent on pest clauses, so the same reasonably clean, condition report comparison applies. Pet bonds are not permitted in the NT, but pet damage or cleaning can be claimed from the bond if the premises are not left reasonably clean and in a similar condition to move-in.
Who holds the bond: The landlord or their agent. The NT has no central bond authority: under s 29(3) of the Act the security deposit is held by the landlord in trust for the tenant (an agent puts it in a tenancy trust account), it is capped at four weeks rent, and you must get a signed receipt, immediately for cash or card and within 2 business days for a bank transfer. Official bond page
How the bond is released: The landlord must return the bond, less anything they are entitled to keep, within 7 business days of you giving up vacant possession (s 112). To keep any of it they must within those 7 business days serve a Notice of Intention to Retain Security Deposit (form RT08) with a statutory declaration and receipts or invoices, and return the balance. If neither the bond nor a notice arrives in 7 business days the full bond must be returned; unclaimed bonds go to the Tenancy Trust Account at NT Consumer Affairs after six months.
Where a disputed deduction goes: Raise it with the landlord or agent first. NT Consumer Affairs (1800 019 319) gives advice on tenancy matters but does not run a formal bond conciliation step. Unresolved bond disputes go to the Northern Territory Civil and Administrative Tribunal (NTCAT), which you can apply to once you receive a retention notice or once 7 business days have passed without one (s 113). The landlord has to prove the claim. Official dispute page
The tribunal: Northern Territory Civil and Administrative Tribunal (NTCAT)
The law: Residential Tenancies Act 1999 (NT)
Recent changes: The Residential Tenancies Legislation Amendment Act 2023 (NT) commenced 2 January 2024. It did not change the reasonably clean standard or the 7 business day bond rule, but it clarified that tenants cannot be asked to pay anything other than rent, the bond and charges the Act expressly allows, aligned no cause termination notice to 60 days, and limited what a landlord may keep from the bond after a lease break or abandonment. The consolidated Act is as in force at 1 August 2025, and no central bond scheme has been legislated. As at September 2026.
Official sources checked: 8 official pages for NT, listed under Sources

the one people argue about

Why do NSW and Victoria treat carpet cleaning clauses differently?

New South Wales names the clause and bans it. Under the Residential Tenancies Act 2010 (NSW) a lease term requiring the tenant to have the carpet professionally cleaned, or to pay for it, at the end of the tenancy is a prohibited term unless the landlord consented to a pet being kept inside the home and the cleaning is reasonable for that pet. A professional fumigation term is prohibited the same way unless that pet is a mammal.

Victoria does not ban the clause; it conditions it. Since 29 March 2021 every Victorian lease contains the professional cleaning clause prescribed by Regulation 12 under section 27C of the Residential Tenancies Act 1997 (Vic). The rental provider can require professional cleaning, which Consumer Affairs Victoria's cleanliness guideline says includes steam cleaning carpets, only if the property was professionally cleaned immediately before the tenancy and the renter was told, or professional cleaning is needed to restore it to its starting condition, a wine or urine stain in the carpet being the guideline's own example.

So a Sydney lease with a steam clean clause and no pet is void on that point, while a Melbourne lease with the same clause holds only if the agent can show the carpets were professionally cleaned right before you moved in and told you so. Queensland and the ACT sit with Victoria: the RTA upholds a carpet term where the carpets were professionally cleaned at the start, and the ACT Renting Book allows one only where it is in the agreement and the landlord has evidence of that. Tasmania sits with them too: the Residential Tenancy Commissioner's guide enforces a carpet clause only where it is in the agreement, the carpet was professionally cleaned immediately before the tenancy and professional cleaning is needed to restore it. South Australia and the Northern Territory sit with NSW, each treating a blanket carpet clause as unenforceable or in breach of the Act.

dirt versus wear

What is the difference between dirt and fair wear and tear?

Dirt is anything cleaning removes. Fair wear and tear is the gradual deterioration of ordinary living, and it cannot be claimed against your bond in any state. Grease on the rangehood filter is dirt. Faded paint is wear. A hand mark on the wall is dirt. A worn patch of hallway carpet is wear. A cracked tile is damage, which is neither.

The phrase differs slightly by state, “fair wear and tear” in most, “reasonable wear and tear” in the South Australian, Tasmanian and NT Acts, but every one of them carves it out of the standard, and no bond authority or tribunal lets it be deducted. The ACT Renting Book gives carpet faded by sunlight or worn in a high traffic entrance as its examples, and Victoria's guideline says a property being in a lesser state than at the start does not by itself make the renter liable.

if it comes to it

What should I do if a cleaning deduction is claimed against my bond?

Do not accept the claim in the bond portal until you have seen the itemised reasons and the evidence, then answer it in writing inside the window your state allows.

1Ask for the itemised claim and the evidence behind it. In NSW the landlord must send the condition reports, estimates and invoices within 7 days of claiming, in Queensland the property manager must give you the supporting evidence within 14 days, and in the NT the retention notice must come with a statutory declaration and receipts.
2Put your move-out photos beside the entry condition report, item by item. Anything the report already showed as dirty or worn is not yours to fix, and anything worn rather than dirty is fair wear and tear. If you never received an entry report, say so; in the NT no cleaning claim is allowed without one.
3Reply in writing before the portal deadline, saying which items you accept and which you dispute and why, with photos attached. The deadlines are short: 10 days in Tasmania, 14 days to respond to a landlord's claim in NSW, the required date on the RBO notice in South Australia (the managing party gets 14 days to answer your claim, so answer theirs by that date), 14 days to lodge a dispute request in Queensland, 2 weeks in the ACT, and 10 days for evidence in WA once the release is referred to the Commissioner. A partial counter offer can settle a claim.
4If it does not settle, use the body in the table for your state: the RTA's conciliation in Queensland, Rental Dispute Resolution Victoria, the Commissioner for Consumer Protection in WA, the Residential Tenancy Commissioner in Tasmania, or an application to the tribunal in NSW, SA, the ACT and the NT. Each starts from the paperwork you have just assembled.
5If the clean itself was the problem and it was arranged through Local Bunch Cleaning, tell the assigned provider within 72 hours of the final inspection: any item on the original move-out checklist that the property manager flags is re-cleaned free under the 72 hour re-clean guarantee. That guarantee covers the clean, not the bond, which also depends on rent and damage.

rather not argue about the clean at all?Get a Free Quote

Cleaning the place yourself? The room by room bond cleaning checklist lists every item an inspector looks at.

good questions

State rules questions

None is stricter than move-in condition, because every Act sets the standard at the entry condition report less fair wear and tear. The difference is what a lease can add. Victoria, Queensland, Tasmania and the ACT let a carpet clause stand where the carpets were professionally cleaned at the start, and Tasmania's Residential Tenancy Commissioner also asks that professional cleaning be needed to restore them. NSW is the most protective, prohibiting carpet cleaning and fumigation terms unless an inside pet was approved. The ACT is clearest on the whole property: its Renting Book says you are not required to use professional cleaning services.

See all end-of-lease cleaning FAQs

Official sources, all checked September 2026

New South Wales (back to NSW)

Victoria (back to VIC)

Queensland (back to QLD)

Western Australia (back to WA)

South Australia (back to SA)

Tasmania (back to TAS)

Australian Capital Territory (back to ACT)

Northern Territory (back to NT)

General information only, not legal advice. Every rule on this page was checked against the official page linked in its row as at September 2026, but laws change and your lease and entry condition report decide your case. Check the official page before relying on any row, and get advice from your state's tenant advice service if a claim is disputed. Local Bunch Cleaning arranges independent, insured providers and is not the cleaner.

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