WA Exit Inspection and Bond Claims: What Landlords Need to Know

Why the Exit Inspection Decides Your Bond Claim

The exit inspection is where your bond claim lives or dies. Under Western Australian tenancy law, a landlord can only deduct from the security bond for quantifiable losses that go beyond fair wear and tear — and the burden of proof sits entirely on you as the landlord. Without a thorough, documented exit inspection tied directly to your original Form 1 Property Condition Report, the Commissioner for Consumer Protection or the Magistrates Court has no basis to award deductions in your favour.

The key principle: you are comparing the property's condition at move-out against the documented baseline from move-in. Every gap between the two needs photographic evidence, cost documentation, and a clear link to tenant responsibility rather than normal ageing.

Preparing for the Move-Out Inspection

Before the tenant hands back keys, organise these materials:

• Your completed Form 1 PCR from the start of the tenancy, including the tenant's signed annotations
• Date-stamped move-in photographs taken at the same time as the Form 1
• An inspection checklist that mirrors the Form 1 layout room by room — walls, floors, fixtures, appliances, outdoor areas
• A charged camera or phone with timestamps enabled (metadata matters in disputes)
• A notepad or digital log for recording observations in real time

The tenant must be given a reasonable opportunity to attend the final inspection. If they decline or fail to show, record that you offered the opportunity in writing — an email or text message creates a verifiable timestamp.

Conducting the Inspection

Work through every room systematically, following the exact structure of your original Form 1. For each surface, fixture, and fitting:

1. Photograph the current condition from the same angle as your move-in photos
2. Note anything that differs from the Form 1 baseline
3. Distinguish between damage (tenant responsibility) and fair wear and tear (not claimable)

Fair wear and tear includes things like minor scuff marks near doorways, natural carpet pile flattening in high-traffic areas, faded paint from sun exposure, and worn tap washers. You cannot claim bond money for these. Stains, burns, pet damage, holes beyond small picture hooks, grease-coated appliances, and broken fixtures — those are legitimate deduction territory.

Take meter readings for electricity, gas, and water on the day of key return. A claim for unpaid utilities requires that the tenant was responsible for the usage charges, received written notice within the required timeframe, and still owed the amount at the end of the tenancy.

Calculating Deductions With Depreciation

When calculating repair or replacement costs, the Commissioner considers the item's age and condition, remaining useful life, whether it could have been repaired, and the reasonable cost of an equivalent replacement. This prevents betterment — putting the landlord in a better financial position than before the damage.

For example, if a tenant damages an older carpet beyond repair and a new carpet costs $1,000, the full replacement cost is not automatically recoverable. The amount depends on the carpet's age and condition, remaining useful life, repairability, and the reasonable cost of an equivalent replacement.

Keep invoices, quotes, and receipts that show the tenant's breach and your financial loss. The Commissioner considers reliable evidence and may ask for more information; an unsupported estimate or blanket cleaning charge may not prove the amount claimed.

Filing the Bond Release Application

Once you have documented everything, initiate the bond release through the Security Bond Release Application — either via BondsOnline or the paper form. Categorise each claim under the form's headings: repairing damage, garden repair and maintenance, carpet cleaning, general cleaning, pet fumigation, locks, keys and security devices, unpaid rent, unpaid utilities, or other breaches of the agreement. If the application is referred to the Commissioner, provide the evidence requested.

The non-applying party (usually the tenant) must respond by the deadline in the notice, usually 14 days; paper notices allow extra time for postage. If they agree, the Bond Administrator pays out as requested. If they dispute, the matter goes to the Commissioner for a binding determination — and your exit inspection evidence becomes the centrepiece of that process.

If either party disagrees with the Commissioner's determination, they have seven days to appeal to the Magistrates Court.

Making Your Exit Inspection Count

The difference between a successful bond claim and a rejected one almost always comes down to documentation quality at the exit inspection. Blurry photos, missing Form 1 comparisons, or claims for fair wear and tear damage your credibility across the entire application — not just the disputed item.

For a complete walkthrough of the bond lifecycle from deposit to exit — including fillable inspection checklists and a depreciation calculator — the Rental Bonds in Western Australia guide covers every step with current 2026 rules and worked examples.

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