ACT Rental Bond Refund Process for Landlords

Two Paths: Mutual Agreement or Unilateral Claim

Every bond refund in the ACT goes through the Revenue Office. You don't hand money back directly. Instead, the Revenue Office disburses from its trust account based on either a joint application (both parties agree on the split) or a unilateral claim (one party applies alone and the other gets notice).

Understanding both paths matters because the one you choose determines how quickly you get paid and whether the matter can escalate to ACAT.

Mutual Agreement: The Fast Track

When you and the tenant agree on how the bond should be divided — full refund, partial deduction, or a specific dollar split — you submit a joint refund request through the Rental Bonds Portal (or a signed Bond Refund Form if using paper).

Both parties sign or approve the application in the portal. The Revenue Office processes the funds via EFT into nominated Australian bank accounts, typically within 24 to 48 hours.

This is the path to aim for. It's quick, it's final, and there's no tribunal involvement.

Unilateral Claim: The Section 33 Procedure

If the tenant won't sign — they've gone silent, they disagree with your deductions, or they've already moved interstate — you can submit a unilateral refund claim. Here's what happens:

1. You apply through the portal or on paper, specifying exactly how much you want paid to you and how much to the tenant.
2. The Revenue Office serves a Section 33 Notice on the tenant by email, post, or SMS, informing them of your claim.
3. The tenant has 14 calendar days to respond. If they file a written objection or dispute, the contested portion is frozen and the matter is automatically referred to ACAT. Any uncontested portion is released immediately.
4. No objection within 14 days? The Revenue Office releases the bond to you as requested.

The automatic referral to ACAT when a tenant objects means you should have your evidence ready before you lodge the claim, not after.

When the Tenant Applies First

Tenants can — and frequently do — submit their own unilateral bond release application the moment they return the keys. Online forums actively coach tenants to do this immediately, because it triggers the Section 33 notice process and gives the landlord a 14-day response period once the notice is served.

When a tenant applies for a full refund and you believe deductions are justified, you have 14 calendar days from the date the Section 33 Notice is served to lodge your dispute. Miss it, and the Revenue Office releases the claimed bond amount as requested.

What You Can Deduct

The law limits bond deductions to four categories:

• Unpaid rent — arrears up to the lawful termination date.
• Property damage — caused by tenant negligence or intent, beyond fair wear and tear. Claims must account for depreciation based on the item's age and useful life.
• Cleaning costs — to restore the property to a "reasonably clean" state matching the entry condition.
• Missing items — fixtures, fittings, or inventory listed in the original agreement.

Every deduction needs documentation: invoices, quotes, photos compared to the condition report, and depreciation calculations. Blanket lump-sum claims without evidence are routinely dismissed at ACAT.

Get the Full Deduction System

Knowing what you're allowed to claim is one thing. Calculating depreciation correctly, matching evidence to the condition report, and meeting the 14-day window without scrambling is another. Our ACT Rental Bond Guide includes a Bond Deduction Worksheet, a 14-Day Response Tracker, and an ACAT Evidence Checklist built for exactly this situation.

See more Australian Capital Territory guides →