RTBA Bond Claim Victoria: End-of-Tenancy Process for Landlords

The Residential Tenancies Bond Authority (RTBA) holds every residential tenancy bond in Victoria in trust. When a tenancy ends, the bond is released to one or both parties based on what was agreed or ordered. The process moved entirely online in December 2025, and the evidence rules tightened in October 2026.

Here is how to handle the bond claim correctly.

The RTBA Digital Portal

All bond management is now handled through the RTBA's online platform at rentalbonds.vic.gov.au. Paper forms, cheques, and in-person lodgments have been permanently discontinued. Use the portal to initiate or respond to a claim.

If you are a self-managing landlord with a bond lodged before the digital transition, use the RTBA's current system help to find the correct access steps.

Making a Bond Claim

When the tenancy ends and you want to claim some or all of the bond, the process has two stages under the October 2026 rules:

Stage 1: Give the renter advance notice. Before lodging your claim with the RTBA, you must notify the renter of what you intend to claim and the amount. This gives them the opportunity to agree or dispute before the claim is formally submitted.

Stage 2: Upload supporting evidence. When you lodge the claim on the RTBA portal, you must attach evidence supporting each deduction. This includes:

• The end-of-tenancy condition report compared against the ingoing report
• Date-stamped photographs showing the damage or condition
• Tradesperson invoices or quotes for repair costs
• Cleaning receipts if claiming a cleaning deduction
• A rent ledger if claiming for unpaid arrears

The October 2026 rules require the supporting evidence to be uploaded with the claim. The burden of proof for deductions sits with the landlord.

What You Can Claim

Bond deductions must reflect actual, verifiable loss. Legitimate claims include:

• Damage beyond fair wear and tear — backed by photographic evidence and repair costs
• Professional cleaning — where the property was left substantially below the move-in standard, with cleaning receipts
• Lost keys or remotes — with locksmith or replacement receipts
• Unpaid rent — with a complete rental payment ledger

You cannot claim for normal wear and tear: faded paint, minor scuff marks, gradual carpet compression from ordinary foot traffic, or fixtures that have aged over the tenancy period.

If the Renter Agrees

If both parties agree on how the bond should be split, the RTBA releases the funds according to the agreed allocation. This is the fastest outcome.

If the Renter Disputes

If the renter disputes your claim, the dispute goes to Rental Dispute Resolution Victoria (RDRV) for conciliation. RDRV handles bond allocation disputes through a streamlined administrative process — faster than a full VCAT hearing.

If RDRV conciliation does not resolve the dispute, either party can escalate to VCAT for a binding determination.

RDRV handles bond disputes. VCAT handles possession orders. These are separate processes — a bond dispute does not prevent or delay a possession application, and a possession order does not automatically resolve the bond.

Timelines to Watch

You should process the bond claim promptly after the tenancy ends:

• Complete the final condition report within 10 days of regaining possession and send a copy to the former renter
• Gather all evidence — photographs, invoices, ledgers — before submitting the claim
• Use the RTBA portal to lodge an agreed bond allocation or respond to a renter's claim

Sitting on a bond claim for months while evidence goes stale is the most common way landlords lose deduction disputes.

The Bond and the Tenancy Ending Are Separate Processes

The bond settlement and the notice-to-vacate process run on parallel tracks. Serving a notice to vacate does not trigger an automatic bond claim, and a bond dispute does not delay or affect a possession application at VCAT.

The Victoria Ending a Tenancy guide covers both tracks — the notice-to-VCAT enforcement timeline and the bond-to-RTBA settlement process — so you know what to do on each front as the tenancy comes to an end.

See more Victoria guides →