Bond Refund South Australia: How Landlords Claim and Return the Bond

Every tenancy in South Australia ends with the same question: who gets the bond back, and how long does it take? The answer depends on whether you and the tenant agree on the split — or whether someone disputes it.

Consumer and Business Services (CBS) holds all bond money in the Residential Tenancies Fund. Neither party can touch it until a valid claim goes through Residential Bonds Online (RBO) or, failing agreement, the South Australian Civil and Administrative Tribunal (SACAT).

Pathway A: Mutual Refund Through RBO

When landlord and tenant agree on how the bond should be divided, this is the fastest route.

Either party logs into RBO and submits a refund request nominating the split — say, $1,800 to the tenant and $600 to the landlord for unpaid water charges. The other party accepts digitally in RBO (or signs a paper Bond Refund Form). CBS then processes an electronic funds transfer to both nominated bank accounts.

There is no mandatory waiting period on agreed refunds. Once both parties consent, CBS releases the funds promptly.

Pathway B: Unconsented Claims and the Silent Tenant Rule

If you believe you are owed money from the bond but the tenant has not agreed, you file an unconsented claim through RBO.

CBS issues a formal Notice of Claim to all registered tenants. The tenant then has approximately 14 days to respond in one of three ways:

• Accept — funds release to you immediately
• Counter-offer — the tenant proposes a different split, and if you accept, the bond settles instantly
• Dispute — the tenant formally rejects your claim

If the tenant does not respond at all — the "silent tenant" scenario — the bond does not automatically transfer to you. You must substantiate your claim within the notice window by uploading evidence to RBO: initial and final inspection sheets, itemised contractor quotes, photographic evidence, and rent ledgers. If CBS approves your documentation, the funds release. If not, you need to apply to SACAT.

SACAT Application for Disputed Bond Claims

When conciliation fails, you file through SACAT Online Services. Standard residential tenancy application fees apply, with concession card holders receiving reduced rates. Hearings are typically held via teleconference or in person.

SACAT issues a binding order directing CBS to pay out the bond according to its determination. For a payment order, an internal review can proceed only if SACAT grants leave in exceptional circumstances under Section 114A of the Residential Tenancies Act 1995.

What About Claims Filed More Than 12 Months After the Tenancy Ends?

There is no expiration date on lodged bonds — unclaimed funds remain in the Residential Tenancies Fund indefinitely. However, if you submit a claim more than 12 months after the tenancy has lawfully ended, CBS will not process it administratively. The claim gets referred directly to SACAT.

The Exit Inspection Is Your Evidence Foundation

Your bond claim lives or dies on the condition report. Compare the exit inspection against the Regulation 4 Inspection Sheet completed at move-in. Dated, time-stamped photographs of every room before and after the tenancy are the evidence SACAT relies on most heavily.

Without a properly completed move-in inspection sheet, your ability to claim for tenant-caused damage drops significantly — even if the damage is obvious.

The SA Rental Bond Guide walks through the full exit inspection and evidence-bundling process, from the condition report comparison to preparing an itemised claim that meets CBS and SACAT standards.

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