Single-Party Bond Release in the ACT: What Landlords Must Do

Your Tenant Applied for the Full Bond Back — Now What?

It happens more often than most landlords expect. The tenant returns the keys, and within hours — sometimes before you've even done the final inspection — they've logged into the Rental Bonds Portal and applied for a full refund. Online forums actively coach tenants to do this immediately, because it starts the clock running against you.

When a tenant submits a unilateral bond release application, the ACT Revenue Office serves you with a Section 33 Notice. That notice gives you exactly 14 calendar days to respond. If you don't file a written objection within that window, the full bond is released to the tenant. Automatically. No second chances.

The 14-Day Window Is Not Negotiable

The 14-day period runs from the date the Section 33 Notice is served — by email, post, or SMS. These are calendar days, so weekends and public holidays count.

Within those 14 days you must:

1. Decide whether to dispute. If the tenant left the property in good condition, there's no unpaid rent, and no damage, signing off on the full refund is the right move. Not every tenant claim needs to be contested.
2. If you dispute, file your objection. Respond through the portal or in writing to the Revenue Office, specifying exactly what portion of the bond you're claiming and why.
3. Have your evidence ready. Once you file an objection, the contested portion is frozen and automatically referred to ACAT. The uncontested portion (if any) is released immediately.

Why Speed Matters

The 14-day window doesn't give you time to gather evidence after the fact. If your condition report is incomplete, your photos are missing, or you haven't collected repair quotes yet, you're scrambling under a deadline that won't wait.

Landlords who prepare their evidence file throughout the tenancy — entry photos, routine inspection records, exit comparison shots — can respond confidently within days. Landlords who never completed a proper condition report or relied on memory find themselves either disputing without evidence (which fails at ACAT) or letting the deadline pass.

What Happens If You Miss It

If you don't file an objection within 14 days, the Revenue Office releases the claimed amount as requested. The standard Section 33 objection window then closes. If you miss it, contact ACT Rental Bonds and seek legal advice promptly about any remaining options.

Mutual Consent Is Always the Better Path

The best outcome is that you and the tenant agree on any deductions before either party submits a unilateral claim. A joint application processes in 24 to 48 hours, no notices, no windows, no tribunal.

But if the tenant has already applied unilaterally, don't panic — respond within the 14-day window with documented evidence, and the system works as designed.

Our ACT Rental Bond Guide includes a 14-Day Response Tracker and an ACAT Evidence Checklist built specifically for this scenario, so you're not assembling your case from scratch under deadline pressure.

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