Northern Territory Condition Report: Landlord Obligations and Deadlines

Why the Condition Report Matters

Under Sections 24–28 of the Residential Tenancies Act 1999, a condition report is mandatory whenever a landlord accepts a security deposit. The report documents the exact state of the property at the start of the tenancy — walls, floors, ceilings, fixtures, appliances, outdoor areas — room by room.

The consequence of skipping it is severe: if no condition report exists, the landlord forfeits the right to claim bond deductions for cleaning or damage at the end of the tenancy. The report is not just paperwork — it is the landlord's entire evidence base for bond disputes.

The Deadlines

The condition report process has two strict deadlines:

3 business days — the landlord must complete, sign and provide the condition report to the tenant within 3 business days of the tenant taking possession.

5 business days — the tenant then has 5 business days to review the report and either accept it or submit written alterations noting anything they disagree with.

Both deadlines are statutory. A landlord who provides the report a week late or not at all has weakened their position on any future bond claim.

What Goes in the Report

The report must itemise the condition of every room and every significant fixture. Consumer Affairs NT provides a standard condition report form, but the key point is comprehensiveness. A good report covers:

• Walls, floors and ceilings in every room (noting marks, scuffs, stains, cracks)
• Windows and window coverings (functional locks, condition of blinds or curtains)
• Doors and door hardware (locks working, handles intact)
• Kitchen appliances and surfaces (oven, cooktop, rangehood, benchtops)
• Bathroom fixtures (taps, shower, toilet, exhaust fan, tiles)
• Light fittings and power points
• Smoke alarms (noting type — photoelectric — and working status)
• Air conditioning units (noting condition and whether operational)
• External areas (garden, fencing, driveway, carport, pool if applicable)
• Keys issued (front door, back door, mailbox, garage, security gate)

Photographs are not required by the Act but are strongly recommended. Date-stamped photos attached to each room's section turn a written description into evidence that NTCAT can assess at a glance.

The Tenant Review Process

Once the tenant receives the report, they have 5 business days to review it and submit written alterations. If the tenant disagrees with how a room's condition was described — say the report lists the kitchen floor as "good" but the tenant sees scratches — they note their objection in writing.

If the tenant does not respond within 5 business days, the report as provided by the landlord is taken as accepted. This is why the landlord benefits from being accurate: an exaggerated report invites tenant objections, while an honest report is more likely to stand unchallenged.

Using the Report at End of Tenancy

When the tenant vacates, the landlord inspects the property against the original condition report. Any damage beyond fair wear and tear — and beyond what was already noted at the start — can be claimed against the bond.

"Fair wear and tear" is not defined in the Act but is understood to mean the natural deterioration that occurs from normal use over time. Faded paint after a two-year tenancy is fair wear and tear. A hole punched in a wall is not.

Having the original condition report, the end-of-tenancy inspection notes and any dated photographs from both points in time gives the landlord a clear before-and-after comparison. Without the starting report, there is nothing to compare against.

The NT Rental Minimum Standards guide walks through the full condition report process and includes templates for both the pre-tenancy and end-of-tenancy inspections.

See more Northern Territory guides →