Guide · updated November 2026

How to dispute a bond claim in NSW

If your landlord or agent has claimed part of your bond and you don't agree, the clock is already running. Here's the process NSW Fair Trading sets out, in plain English.

The short version

• You get a Notice of Claim by email/SMS with a 14-day period to respond.
• If they claim without your agreement, they must give you the condition report and copies of quotes, invoices or receipts within 7 days. A claim with no evidence is a breach of the Residential Tenancies Act 2010 — you can complain to Fair Trading.
• If you dispute it, log in to Rental Bonds Online before the "due for payment" date and tell Fair Trading. If you miss it, the money can be paid out.
• Unresolved disputes go to NCAT, which decides how the bond is paid. You can still apply within six months of a payout.

Step by step

1. You get the Notice of Claim

   Fair Trading emails/SMSes you a Notice of Claim. You have a 14-day notice period to respond. Note the 'due for payment' date on it.

2. Ask for (or check) their evidence

   If the landlord or agent claims without your agreement, they must give you the condition report and copies of estimates, quotes, invoices or receipts within 7 days of making the claim. A claim with no evidence is a breach of the Act — you can complain to Fair Trading.

3. Send your written reply

   Respond item by item: what you accept, what you dispute and why. Offer a fair split if some of it is reasonable. Agreed amounts should be paid within 14 days.

4. Freeze the bond before the due date

   If you don't agree, log in to Rental Bonds Online before the 'due for payment' date and tell Fair Trading you dispute the claim. Miss this and the money can be paid out.

5. Apply to NCAT if it isn't resolved

   NCAT decides how the bond is paid out. Apply online or at a Tribunal Registry / Service NSW. You can still apply within six months of a payout.

What a landlord can and can't claim for

A landlord or agent can claim for things like unpaid rent, a break fee, cleaning to the standard at the start of the tenancy, keys not returned, damage beyond fair wear and tear, and unpaid water usage. You are not responsible for fair wear and tear, and in NSW a landlord can't deduct for damage caused by domestic abuse where the tenant isn't the perpetrator.

Area	Usually fair wear and tear	Usually damage
Carpet	Furniture indentations Traffic / worn paths General wear from daily use	Stains Burn marks
Walls & paint	Faded, chipped or cracked paint Paint worn near light switches Minor scuffs from daily use	Holes in walls Paint pulled off by blu-tack / tape posters Unapproved or poor-quality paint job
Wooden / hard floors	Scuffing from normal use	Bad scratches or gouges
Curtains & blinds	Faded curtains Frayed cords	Missing curtains Torn curtains
Kitchen benchtop	Worn benchtop surface	Burns Cuts
Doors & windows	Loose hinges or handles Worn sliding tracks	Broken glass Broken fixtures
Water stains	From a leaking roof or bad plumbing	From an overflowing bath From indoor pot plants Stains from spills

Your strongest evidence

The entry condition report is evidence of how the property was before you moved in. Pair it with dated photos from move-in and move-out, receipts for any cleaning or repairs you paid for, and your repair requests during the tenancy.

Official sources: Dealing with bond disputes (tenants) · Getting your bond back · Fair wear and tear vs damage · Rental Bonds Online — tenant login · NCAT — housing and property

Common questions

How long do I have to respond to a bond claim in NSW?

The Notice of Claim gives a 14-day notice period. If you dispute it, tell Fair Trading through Rental Bonds Online before the 'due for payment' date shown on the notice.

Does the agent have to show me evidence?

Yes. If they claim without your agreement they must give you the condition report and copies of estimates, quotes, invoices or receipts within 7 days of making the claim.

Can I still go to NCAT after the bond is paid out?

Yes — NSW Fair Trading says you can apply to NCAT within six months of the payout.