Bond Cleaning Rules Every Tenant Must Follow in Brisbane

Moving out of a rental property in Brisbane is always a mix of excitement and stress. While you’re probably looking forward to a fresh start, the thought of the bond refund often lingers at the back of your mind. The bond, or security deposit, is usually a sizeable amount—often four weeks’ rent—that tenants are eager to get back. However, landlords and property managers are meticulous when it comes to final inspections. If the property is not returned in the same condition it was at the start of the tenancy (allowing for fair wear and tear), part or all of the bond can be deducted.

That’s where bond cleaning rules come in. The Residential Tenancies and Rooming Accommodation Act 2008 sets clear expectations for tenants, and real estate agencies across Brisbane follow strict cleaning standards. Missing even a few details—like dusting skirting boards, cleaning light fixtures, or removing stains from the oven—can result in deductions.

In this article, we’ll go through the essential bond cleaning rules every tenant must follow in Brisbane, along with practical examples, so you know exactly how to prepare your property for inspection and increase your chances of a full bond return.

1. Understand Your Lease Agreement

Every rental property is different, and so are the cleaning expectations. Before you even begin planning your end-of-lease clean, revisit your lease agreement. Many Brisbane agencies add extra clauses about carpet cleaning, pest control, or professional services required at the end of tenancy.

Example: If you had pets, the lease might require a professional flea treatment and carpet clean. Even if your carpets look spotless, failing to provide a pest control certificate could lead to bond deductions.

Tip: Keep copies of all receipts for professional cleaning or pest services—most property managers will ask for them.

2. Follow the Entry Condition Report

When you moved into the property, you filled out an Entry Condition Report (ECR). This document is your benchmark for bond cleaning. It records the state of the property at the start of the tenancy, including minor marks, paint chips, or existing wear.

Rule: You must return the property in the same condition it was handed to you, minus fair wear and tear.

Example: If the ECR mentioned a small scratch on the lounge room wall, you don’t need to fix it. But if new stains appeared on the carpet during your tenancy, you’ll need to clean them.

3. Pay Special Attention to Carpets and Floors

Carpets: Vacuum thoroughly and treat stains. Consider professional steam cleaning for heavily soiled areas.
Tiles and Vinyl: Mop and remove grime from grout lines.
Timber Floors: Sweep and mop with appropriate cleaners to avoid scratches.

Example: A tenant in New Farm once skipped professional carpet cleaning, thinking a quick vacuum would suffice. During inspection, the manager noticed pet hair trapped deep in the fibers. The tenant lost $250 from the bond for professional cleaning services.

4. Don’t Overlook Kitchens

Remove grease from stovetops, rangehoods, and splashbacks.
Clean inside and outside of the oven, including trays and racks.
Empty and wipe down cupboards and drawers.
Check for crumbs inside the dishwasher filter.
Wipe down benchtops, sinks, and taps.

Example: In one Brisbane CBD apartment, the tenant left baked-on stains inside the oven. The property manager hired professional cleaners and deducted $180 from the bond.

5. Bathrooms Must Sparkle

Remove soap scum from shower screens and tiles.
Clean mold from grout and silicone edges.
Polish taps, showerheads, and drains.
Disinfect the toilet inside and out, including the cistern.
Wipe mirrors streak-free.

Tip: Use a vinegar and baking soda solution for stubborn soap scum—it’s cheap, effective, and eco-friendly.

6. Windows, Blinds, and Curtains

Clean inside and outside of windows where accessible.
Remove dust from venetian blinds, vertical blinds, and curtain rails.
Wash curtains if stained or check if dry cleaning is required.

Example: A tenant in West End thought the blinds didn’t need cleaning. On inspection, the agent ran a finger across the slats and found dust buildup. The tenant lost $90 for blind cleaning.

7. Walls, Skirting Boards, and Doors

Wipe down walls with a mild sugar soap solution.
Clean door handles, light switches, and power points.
Dust and wipe skirting boards.

Rule of thumb: If you can see a mark from a few steps away, the agent will too.

8. Outdoor Areas Count Too

Sweep patios and remove cobwebs.
Mow lawns, trim hedges, and remove weeds.
Clean BBQs if provided by the landlord.
Hose down driveways and remove oil stains.

Example: A tenant in a North Brisbane townhouse left rubbish bags in the backyard, assuming the cleaners would remove them. The landlord charged $120 for rubbish removal.

9. Repairs and Maintenance

Replace blown lightbulbs.
Replace smoke alarm batteries (if required by lease).
Tighten loose screws on fixtures like towel racks or cupboard handles.

Rule: If damage goes beyond fair wear and tear (like a hole in the wall or broken blinds), you may need to pay for repairs.

10. Provide Proof of Professional Services if Required

Some Brisbane rental agreements specify professional services, especially for carpets and pest control.

Always keep receipts.
Send copies to the property manager with your keys.

Without proof, the agent can legally deduct the cost of hiring professionals themselves.

11. Final Inspection Preparation

Check all cupboards and drawers are empty.
Ensure rubbish bins are empty and cleaned.
Walk room by room with your Entry Condition Report in hand.
Take dated photos of the cleaned property as evidence.

This not only helps you spot missed areas but also protects you in case of disputes.

12. How Tenants Can Prepare for End of Lease Clean

Start Early: Begin with areas you rarely use.
Declutter: The less stuff you have, the easier the clean.
Make a Checklist: A bond cleaning checklist ensures no area is missed.
Consider Professionals: If time is short, hire end-of-lease cleaners with a bond back guarantee.

Common Mistakes to Avoid

Forgetting to clean exhaust fans in bathrooms.
Leaving cobwebs on ceilings.
Not cleaning behind appliances like the fridge or washing machine.
Overlooking marks on window sills or sliding door tracks.

Final Thoughts

Bond cleaning in Brisbane isn’t just about vacuuming carpets and wiping surfaces—it’s about following rules, meeting standards, and returning the property in a condition that satisfies your lease agreement and entry condition report.

By understanding the expectations, tackling each area systematically, and keeping receipts for professional services, you can dramatically increase your chances of a full bond refund.

Remember, tenants can prepare for end of lease clean well in advance to avoid last-minute stress. A thorough, rule-abiding approach not only ensures a smooth exit but also keeps your rental history spotless for future applications.