End of Tenancy Inspection Queensland: Exit Condition Report Guide

The exit inspection is where the entire tenancy termination process converges into one practical event: you walk through the property, compare its condition against the entry report, and document everything that will support or undermine a bond claim. Getting the exit condition report right is the difference between a clean bond resolution and a months-long dispute at QCAT.

When to Do the Exit Inspection

The exit inspection happens after the tenant has vacated and returned the keys, or on the handover date stated in the Notice to Leave (Form 12) if the tenant is present. Practically, most landlords conduct it within 1–3 business days of the tenant's departure.

The key timing constraint is the bond claim deadline. For a bond claim or dispute, landlords must provide supporting evidence to the tenant within 14 days after lodging the claim or dispute. The evidence is provided to the tenant, not submitted to the RTA. Your exit condition report is the centrepiece of that evidence, so the sooner you complete it after the tenant vacates, the more time you have to assemble repair quotes and lodge the claim.

Completing the Exit Condition Report

The entry condition report (Form 1a) that you and the tenant completed at the start of the tenancy is your baseline. The exit inspection compares the property's current state against the recorded entry condition, adjusted for fair wear and tear.

For each room and area:

1. Walk through with the original Form 1a in hand. Note every item that was recorded at entry.
2. Photograph everything. Take photos of the same angles and items documented at entry. Photograph damage from multiple angles with close-ups, and include a wide shot that shows the room context.
3. Record the condition. For each item, note whether it's in the same condition as entry, shows fair wear and tear (no claim), or shows damage beyond normal wear.
4. Note missing items. Check fixtures, blinds, curtain rods, keys, remotes, smoke alarm batteries, and any chattels that were listed on the entry report.

Fair Wear and Tear vs Damage

This distinction decides most bond disputes. Fair wear and tear is the gradual deterioration that occurs from normal everyday use — scuff marks on walls from furniture, minor carpet flattening in walkways, faded curtains from sun exposure, or small nail holes from hanging pictures.

Damage beyond fair wear and tear includes things like large holes in walls, burns or stains on carpet, broken fixtures, doors pulled off hinges, or missing items.

The age and pre-existing condition of the item matters. Claiming the full replacement cost of 15-year-old carpet because of a stain will be reduced by QCAT to reflect the carpet's remaining useful life and depreciation.

What You Need for the Bond Claim

After the exit inspection, you'll lodge a bond claim through the RTA using Form 4. Under the 30 September 2024 reforms, supporting evidence must be provided to the tenant within 14 days after the bond claim or dispute is lodged. Your evidence package should include:

• Entry condition report (Form 1a) — the original from the start of the tenancy
• Exit condition report — your inspection notes and the comparison against entry
• Dated photographs — entry photos alongside exit photos for any items you're claiming
• Repair quotes or invoices — from licensed tradespeople, itemised and reasonable
• Rent ledger — if you're claiming for unpaid rent
• Receipts for cleaning or rubbish removal — if the property was left unclean

Common Mistakes

Not having an entry condition report. If you didn't complete Form 1a at the start of the tenancy (or can't find it), your position in a bond dispute is significantly weakened. QCAT has limited evidence to compare against.

Photographing damage without context. A close-up of a crack is less useful than a photo that shows which room and which wall the crack is on. Always include a wide shot.

Claiming for pre-existing issues. If the entry report already noted a chip in the benchtop, you can't claim for it at exit. Review the Form 1a carefully before listing deductions.

Missing the 14-day evidence deadline. Since the 2024 reforms, failing to provide supporting evidence to the tenant on time is an offence. Complete the inspection and gather quotes within the first week after the tenant vacates.

The Ending a Tenancy in Queensland guide includes a property handover record and checklist that ties the exit inspection directly into the bond claim timeline.

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