The bond on a Sydney rental is typically four weeks rent. On a $600 per week apartment that is $2,400 sitting in a Fair Trading account waiting to come back to you. Whether it does or not often comes down to the moving process and the two weeks around it.
Understand what the Residential Tenancies Act actually requires
Under the NSW Residential Tenancies Act 2010, you are required to return the property in the same condition it was in at the start of the tenancy, allowing for fair wear and tear. That phrase - fair wear and tear - does the most work in any bond dispute. It covers the gradual deterioration that happens from normal use: paint fading, minor scuffs on walls from furniture, carpet pile flattening in traffic areas.
It does not cover damage caused during the move: a gouge in a wall where a wardrobe corner hit it, a scratched floor where a fridge was dragged, a broken door stopper that caught on a box. The damage most likely to cost you bond money is the damage that happens on moving day, not the wear and tear of the tenancy itself.
The condition report governs everything
The ingoing condition report that you signed at the start of the tenancy is the benchmark. The agent will compare the property against that report at the outgoing inspection. If something is noted as damaged in the ingoing report, you cannot be charged for it at outgoing. If something that was not noted as damaged in the ingoing report is damaged at the outgoing, you can be charged.
Find your ingoing condition report before moving day. If you cannot find it, ask your property manager for a copy. Read it before the removalists arrive and know what the documented starting condition was. Take photos of every room before the furniture starts moving - the same angles as the photos in the condition report if possible.
What goes wrong on moving day that costs bond
The things we consistently see cause bond disputes come down to a few specific scenarios across Sydney - from inner west terraces to Northern Beaches apartments to North Shore units.
Moving furniture without floor protection. Dragging a fridge, wardrobe, or dining table across a timber floor leaves scratches that are not fair wear and tear - they are moving damage. We put floor runners down before any trolley or heavy item moves across a timber or tiled floor. This is not optional and it is not something we decide on the day.
Walls that get hit during carries through narrow hallways. Balmain, Newtown, and Surry Hills Victorian terrace houses are particularly vulnerable - hallways under a metre wide, 90-degree turns at the staircase, furniture that was bought after the house was built. Billy measures furniture against doorframes before anything starts moving and plans the carry sequence accordingly.
Not leaving enough time for cleaning after the move. Cleaning a property with furniture still in it always misses things - the areas under and behind furniture, the marks revealed when pictures come off walls, the dust that accumulates behind fridges and washing machines. The move and the clean are separate jobs and should have separate time allocated.
The timing problem most renters get wrong
The most common end-of-lease mistake is scheduling the move on the last day of the lease with the outgoing inspection on the same day or the next morning. This leaves no time for cleaning after the furniture is out, no time to address anything the move revealed, and no time to fix anything that went wrong during the move itself.
Ideally you want the move finished at least two days before the outgoing inspection. This gives you time to clean the property properly once everything is out, address any marks or issues that appeared during the move, and arrange a professional clean if needed. Professional end of lease cleaning is worth the cost if your agent is strict - it is significantly cheaper than losing even half a bond.
Do a final walk-through after the truck leaves
Before you lock up for the last time, walk every room: inside every cupboard and wardrobe, behind doors, in the garage, on the balcony. Check walls around where furniture was positioned. Check floors. Check light fittings and power points. If you have caused any damage during the move, acknowledge it with the agent rather than hoping they miss it - agents rarely miss things and transparency is more likely to result in a straightforward deduction than a dispute about liability.
For the broader preparation leading up to moving out, our moving house checklist covers the full timeline from eight weeks out to moving day. And if you want to understand what to expect on the day itself, read our guide to moving day.
How we help
Billy and Jet treat the property being moved out of as carefully as the property being moved into. Floor protection goes down before anything moves. Nothing gets dragged. Nothing gets rushed through a doorway that requires assessment first. Get in touch on 0466 705 078 or get a free quote online for your home move in Sydney - and tell us it is an end-of-lease move so we can factor in the extra care standard from the start.
Frequently asked questions
Yes, if the property is not returned in a reasonably clean condition as required by the NSW Residential Tenancies Act 2010. The landlord must return the property to the condition it was in at the start of the tenancy, allowing for fair wear and tear. Professional cleaning costs can be deducted from the bond if this standard is not met.
Fair wear and tear covers gradual deterioration from normal use - paint fading, minor wall scuffs, carpet pile flattening in traffic areas. It does not cover damage caused during moving such as scratched floors, gouged walls, or broken fittings. The condition report from the start of the tenancy is the reference document.
The landlord or agent has 14 days to approve your bond refund claim after you submit it through Rental Bonds Online. If there is a dispute, it goes to the NSW Civil and Administrative Tribunal.
Scratched timber floors from dragged furniture, gouged walls in narrow hallways during furniture carries, and marks or damage revealed after furniture is removed. These are the moving-day risks that experienced removalists actively prevent with floor protection and careful carry planning.
Four weeks minimum for most moves. For end-of-lease moves specifically, aim to schedule the move at least two days before the outgoing inspection so you have time to clean the property properly after everything is out.
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