How to Claim Bond in South Australia — Landlord's Step-by-Step Process

The tenancy is over, the tenant has handed back the keys, and now you need to get your bond money back — or claim part of it for unpaid rent or damage. Ordinary bond claims run through Consumer and Business Services (CBS), not directly through SACAT; a landlord-only claim made more than 12 months after the tenancy ends is referred to SACAT. There are specific steps that determine whether you get paid in days or end up waiting months.

How the Bond Claim Process Works Through RBO

For an online claim, start on Residential Bonds Online (RBO) at cbs.sa.gov.au. CBS also accepts a paper Bond Refund Form for manual claims. Log into RBO, find the bond record, and submit a claim nominating how the bond should be split — how much goes to you, how much back to the tenant.

There are two pathways, and which one applies depends on whether the tenant agrees.

Pathway A — Agreed split. You and the tenant agree on the numbers. Either party submits the split in RBO (for example, $1,000 to the tenant and $500 to you for cleaning costs). The other party accepts it digitally. CBS processes the payout via electronic funds transfer to nominated bank accounts. This is the fastest route — often settled within a few business days.

Pathway B — Unconsented claim. If you can't reach agreement, you submit your claim through RBO without the tenant's consent. CBS then issues a formal Notice of Claim to all registered tenants. The tenant has 14 days to respond, with three options: accept the claim, make a counter-offer, or dispute it outright.

If the tenant makes a counter-offer and you accept it, the bond settles immediately at the counter-offer amount. This middle ground resolves a surprising number of claims without a tribunal hearing.

What Happens When the Tenant Doesn't Respond

The "silent tenant" scenario is common — the tenant ignores the Notice of Claim entirely. Silence does not automatically hand the money to you. Instead, you must substantiate your claim within the notice period by uploading evidence to RBO:

• Initial and final inspection sheets (Regulation 4 condition reports)
• Itemised contractor quotes or invoices for repairs
• Time-stamped photographs showing the damage
• Rent ledger showing any arrears

If CBS approves your substantiation, the funds are released to you. If CBS decides the evidence is insufficient, the claim is refused and you'll need to apply to SACAT to pursue it further.

The 12-Month Claim Window

There's no formal expiration date on lodged bonds — unclaimed funds sit in the Residential Tenancies Fund indefinitely. However, if you submit a bond claim more than 12 months after the tenancy ended, CBS will not process it administratively. The claim gets referred directly to SACAT for determination, which means tribunal fees and a longer timeline.

The practical takeaway: submit your claim promptly after the tenant vacates. Run the exit inspection, compile your evidence, and lodge through RBO within the first few weeks.

Evidence That Strengthens a Bond Claim

SACAT members routinely dismiss undocumented claims. The strongest claims include:

• Matching condition reports — a signed move-in inspection sheet showing the property in good condition, paired with an exit report showing specific damage
• Dated photographs — time-stamped photos from move-in and move-out, showing the same areas for direct comparison
• Invoices, not estimates — actual tax invoices from tradespeople, or at minimum detailed written quotes, for each claimed item
• Depreciation calculations — you cannot claim full replacement cost for damaged items. An 8-year-old carpet with a 10-year useful life means you can claim 20% of replacement cost, not 100%

If your total claim exceeds the bond amount, you claim the entire bond through CBS and then apply to SACAT under Section 110 of the Residential Tenancies Act 1995 for a monetary order covering the excess.

Common Mistakes That Sink Bond Claims

Claiming for fair wear and tear. Fading paint, worn carpet pile in high-traffic areas, and minor wall scuffs are normal ageing — not tenant damage. CBS and SACAT reject these claims consistently.

Missing or incomplete condition reports. If you never completed a signed Regulation 4 inspection sheet at the start of the tenancy, your ability to prove damage is severely compromised. The inspection sheet is worth completing properly even if the tenant doesn't return their signed copy.

Claiming "new for old." Betterment — replacing a damaged old item and charging the tenant for a brand new one — is not allowed. Apply ATO depreciation schedules to determine residual value.

The SA Rental Bond Guide walks through each claim pathway with the forms, deadlines, and evidence checklists you need to get it right the first time. It includes a Refund and SACAT Evidence Checklist designed specifically for itemising your claim before you submit it through RBO.

See more South Australia guides →