WA Landlord End of Lease Inspection: What to Do Before the Tenant Leaves

The tenant has accepted the notice, the vacate date is set, and you need to inspect the property before the bond is released. In Western Australia, the end-of-lease inspection is what determines whether you have a legitimate claim against the bond — or nothing to stand on when the Commissioner for Consumer Protection or the Magistrates Court examines the evidence.

When to Inspect

Complete the final inspection as soon as practicable after the tenancy ends and within 14 days. Give the tenant a reasonable opportunity to attend; a joint inspection around the time they move out can make comparison against the ingoing condition easier.

If you need to enter during the tenancy for a routine inspection, use Form 19 and give 7 to 14 days' written notice. Routine inspections are limited to four in a 12-month period and should be arranged for a suitable time. Entry is normally between 8am and 6pm on weekdays or 9am and 5pm on Saturdays, and not on Sundays or public holidays; a different time must be agreed with the tenant.

What to Compare Against

Your evidence starts with the ingoing property condition report (Form 1) completed at the beginning of the tenancy. This is the baseline. If you did not complete one — or cannot locate it — proving that damage occurred during the tenancy becomes extremely difficult. The Bond Administrator and the Commissioner both rely on a before-and-after comparison.

Walk through the property room by room, comparing the current condition against the ingoing report. Photograph everything: walls, floors, fixtures, appliances, gardens, and any area where you notice a change. Date-stamped photos taken on the day are significantly more persuasive than written notes alone.

Fair Wear and Tear vs Damage

You cannot claim against the bond for normal wear and tear. The distinction matters:

• Wear and tear: faded paint after several years, carpet worn in high-traffic areas, minor scuffs on walls, a gradually aging oven seal
• Damage beyond wear and tear: holes in walls, burns on carpet, broken window panes, a smashed kitchen benchtop, substantial garden neglect resulting in dead plants or overgrown weeds that require professional clearing

The longer the tenancy, the more wear and tear is expected. Claiming bond for a worn carpet after a five-year tenancy will not hold up. Claiming for cigarette burns on a carpet after a one-year tenancy will.

Recording the Inspection

Complete an outgoing condition report — either the same format as the ingoing report or a comparable room-by-room assessment — and provide a copy to the tenant within 14 days after the tenancy ends. Note any items that differ from the ingoing report, with photographs. Have the tenant sign the report if they are present and willing; their signature is not required, but a signed report reduces the likelihood of a dispute.

From Inspection to Bond Disposal

If there are no supported claims for damage beyond wear and tear, unpaid rent, cleaning, or other losses, the full bond goes back to the tenant. If there are legitimate claims, discuss the proposed split with the tenant before lodging the release application. An agreed disposal is faster than a disputed one.

If the tenant disputes your claim on a Security Bond Release Application, or does not respond within 14 days, the application is referred to the Commissioner for Consumer Protection for a determination. The Commissioner handles most bond disputes without a Magistrates Court hearing — but the decision is based on the evidence you provide, which starts with the condition reports and photos.

The Inspection Is Part of the Process

A clean termination notice, correct service, and a thorough end-of-lease inspection work together. The notice ends the tenancy; the inspection protects your position on the bond. The Ending a Tenancy in Western Australia guide covers the full sequence from notice to bond disposal, including the inspection and the documentation you need.

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