Bond Deduction Rules in Queensland: What Landlords Can Claim

A tenant's bond isn't your money until the RTA releases it to you — and claiming deductions without the right evidence is one of the fastest ways to lose at QCAT. Queensland's rules on what you can deduct, how much you can claim, and what you must prove got stricter with the 2024 reforms, and the penalties for getting it wrong are real.

What You Can Legally Deduct

Under the RTRA Act, landlords can make bond deductions for five specific categories:

Unpaid rent — any legitimately owed rent up to the legal termination date. You need an official rent ledger showing payment history, dates, and the calculated outstanding balance.

Property damage beyond fair wear and tear — costs to repair damage caused by tenant breach, negligence, or abuse. Scuffed walls near doorframes and light carpet traffic wear are fair wear and tear. Holes punched in plasterboard, pet-destroyed carpet, and torn flyscreens are compensable damage.

Cleaning costs — what it takes to return the property to the cleanliness level documented at entry, minus fair wear and tear. You can't claim for a professional deep clean if the property wasn't professionally cleaned when the tenant moved in.

Reletting costs from an unlawful break-lease — capped statutory fees resulting from the tenant breaking the lease early without legal grounds.

Outstanding water charges — lawfully billed water consumption, provided the property meets water efficiency requirements and you billed the tenant within the required timeframe.

That's it. You cannot deduct for general property improvements, upgrades, or maintenance that was already due.

The 14-Day Evidence Disclosure Rule

This is the rule that changed the game for Queensland bond claims. Under Section 136AA of the RTRA Act (effective 30 September 2024), any landlord who submits a bond claim or disputes a tenant's refund claim must deliver supporting evidence to the tenant within 14 calendar days of filing.

The transitional period for pre-September 2024 bonds expired on 30 September 2025. The rule now applies to every rental bond in Queensland, regardless of when it was originally lodged.

Your evidence package must include:

• Entry condition report (Form 1a) and exit condition report (Form 14a)
• Date-stamped photographs comparing entry and exit condition
• Itemised repair quotes or tax invoices
• Paid receipts for completed work
• Official rent account ledger (for rent arrears claims)

Failing to deliver this evidence within 14 days is a statutory offence. More practically, QCAT adjudicators will look unfavourably on a landlord who can't produce organised documentation.

Depreciation Limits: No Betterment Allowed

This is where many landlords miscalculate their claims. Queensland law requires bond deductions for property damage to reflect the depreciated value of the damaged item, not its full replacement cost. You're entitled to restore the property to its economic value at the time of damage — nothing more.

The principle works like this: if a tenant damages a carpet that was installed seven years ago and has an expected useful life of ten years, you can claim at most 30% of the replacement cost (reflecting three remaining years of life). Claiming the full replacement cost is "betterment" — you'd end up with a brand-new carpet funded by the tenant, which is more than you lost.

QCAT adjudicators routinely disallow claims that don't account for asset age. You need to document when items were installed or last replaced, and apply a reasonable depreciation schedule.

Building Your Evidence From Day One

The strongest bond claims start at the beginning of the tenancy, not the end. Your entry condition report (Form 1a) with high-resolution, date-stamped photos establishes the baseline that every deduction claim will be measured against.

At exit, complete the Form 14a exit condition report within three business days of receiving the tenant's section. Compare the two reports room by room, photograph the same angles you used at entry, and get repair quotes before you file your Form 4.

If you can show a QCAT adjudicator a clean, organised evidence package — entry photos, exit photos, quotes, and a depreciation calculation — your claim carries weight. If you're working from memory and a few blurry phone photos, you'll struggle.

Get the Full Evidence and Dispute Framework

Bond deductions are just one part of the end-of-tenancy process. The Queensland Rental Bond Guide covers the complete system — condition reports, depreciation worksheets, the refund process, dispute escalation to QCAT, and every deadline — so you're prepared from move-in to move-out.

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