ACT Rental Bond Requirements for Landlords
The Revenue Office Holds the Bond, Not You
In the ACT, if a lessor or agent requests a residential tenancy bond, it must be lodged with the ACT Revenue Office. The Revenue Office holds it for the duration of the tenancy and manages the disbursement process at the end; the lessor or agent cannot keep it instead.
This applies to self-managing landlords and agency-managed properties alike. Keeping a bond without lodging it is an offence.
How Much Can You Charge
The bond amount is governed by the Residential Tenancies Act 1997. Only one bond may be required for a tenancy, and the maximum is four weeks' rent. The bond is paid at the start of the tenancy.
You cannot ask for extra bond money beyond that amount.
Lodging the Bond
If the tenant pays the bond to a private lessor, the lessor must lodge it within two weeks after the later of the day it was paid and the tenancy commencement date. If an agent lodges it, the agent has four weeks after the later of those dates. The lessor must give the tenant a receipt when receiving the bond.
Self-managing landlords can lodge the bond through the Revenue Office's Rental Bonds portal.
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Getting the Bond Back at Tenancy End
When the tenancy ends, the lessor, agent, or tenant can request a refund through the Rental Bonds Portal. A lessor or agent requesting a refund must also give the tenant a signed bond release application. If the landlord requests less than the full amount for the tenant, the tenant receives a Bond Refund S33 Notice showing the requested distribution and has 14 days to agree or dispute it. A dispute is referred to ACAT, and any undisputed part is refunded.
A landlord may claim for tenant-caused damage beyond fair wear and tear or rent owing.
Fair Wear and Tear vs. Damage
The condition report is your primary evidence. The lessor must give the tenant two copies within one day of taking possession. The tenant has two weeks to review, comment, sign, and return a copy. This establishes the baseline condition for any later dispute.
Since 12 October 2025, condition reports in the ACT can be provided and returned electronically, provided the tenant consents and the format allows editing and comments. Photos timestamped at move-in and move-out strengthen your position on disputed items.
Bond and Minimum Standards
Bond deductions are separate from minimum standards compliance. You can't deduct bond money for insulation upgrades or property improvements — the bond covers tenant-caused damage and unpaid rent, not landlord compliance obligations. If a tenant disputes your minimum standards compliance, that's a separate ACAT application, not a bond claim.
The ACT Rental Minimum Standards Guide covers the bond process alongside the full pre-tenancy and in-tenancy compliance requirements — including how condition report documentation supports both bond claims and standards compliance records.
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