NZ Bond Deduction for Cleaning and Damage: What Landlords Can Claim
When a tenancy ends in New Zealand, the bond does not automatically go back to the tenant. If there is unpaid rent, property damage beyond fair wear and tear, or cleaning that was the tenant's responsibility, you can claim a deduction. But the rules are specific about what counts, what does not, and what evidence you need to succeed.
What You Can Deduct From the Bond
Common bond deductions include:
Unpaid rent — any rent owing at the end of the tenancy, including the final period. Your rent ledger is the primary evidence.
Property damage beyond fair wear and tear — intentional damage, careless damage, or damage from neglect. Burn marks on kitchen benches, holes in walls, stained carpets, and broken fixtures all qualify. Gradual deterioration from normal use does not.
Cleaning and maintenance the tenant was responsible for — sections 40 and 41 of the RTA require tenants to keep the property reasonably clean and tidy. If the property is left below that standard, you can seek the reasonable, evidenced cleaning cost from the bond; you cannot require a professional cleaner as a routine end-of-tenancy condition.
Fair Wear and Tear: The Line That Matters
This is where most disputes land. Fair wear and tear is gradual deterioration from reasonable, everyday use. Scuff marks in hallways, sun-faded curtains, and worn carpet pile in doorways are all fair wear. You cannot claim for these.
Tenant liability starts when damage goes beyond what normal living would cause. An oven caked in grease, carpet burns from a dropped iron, or a door pulled off its hinges — these are not fair wear and tear.
The Careless Damage Cap
Under sections 49B and 49D of the RTA, a tenant's liability for careless damage is capped at the lower of your insurance excess or four weeks' rent. If the damage was intentional or resulted from an illegal act, the cap does not apply and the tenant is liable for the full repair cost.
For pet-related damage before 1 December 2025, the tenant's liability for careless damage is capped at the lower of the landlord's insurance excess or four weeks' rent. For damage on or after that date, all tenants named on the tenancy agreement are responsible for pet-related damage beyond fair wear and tear; the careless-damage cap does not apply.
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Evidence You Need
The Tenancy Tribunal dismisses bond deduction claims when landlords cannot produce adequate documentation. You need:
- Property condition report from the start of tenancy — dated, signed, with photos
- Final exit inspection report — dated photos of the damage, room by room
- Repair quotes or paid invoices — from tradespeople, not estimates you wrote yourself
- Rent ledger — showing what was paid, what was outstanding
- Communication records — any written exchange about the damage or cleaning
If you did not complete a condition report at the start of the tenancy, proving that specific damage was caused by the tenant rather than pre-existing becomes significantly harder.
How to Submit a Deduction Claim
Submit a bond refund request through Bond Hub specifying the split — how much goes to you (the deduction) and how much returns to the tenant. Once all tenants agree, the refund is paid the following day; a completed application can take up to 10 working days to process.
If the tenant disputes your deduction, you will need to either negotiate a compromise, go through Tenancy Services mediation, or apply to the Tenancy Tribunal (the application fee is $29).
The NZ Bond Lodgement Guide includes an evidence checklist and a move-out organiser designed to meet Tribunal evidentiary standards before you submit your claim.
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