Queensland’s New 14-Day Bond Evidence Rule (2026): What It Means for Your End of Lease Clean
If you’re moving out of a rental in Brisbane in 2026, there’s a legal change you should know about before your final inspection. As of 1 October 2025, Queensland property managers and owners must provide tenants with supporting evidence — photos, invoices, or quotes — within 14 days of making a claim against their bond. This rule now applies to every bond in the state, regardless of when it was lodged.
This is a meaningful shift in how bond disputes play out, and it directly affects how you should approach your end of lease clean. This guide breaks down what the rule actually requires, why cleaning disputes are so common in Queensland, and how booking professional bond cleaning in Brisbane fits into protecting yourself under the new rule.
What Is the 14-Day Bond Evidence Rule?
Under changes to Queensland’s residential tenancy laws, property managers and owners can no longer make a vague or undocumented claim against a bond. Specifically:
- ✓Evidence such as photographs, itemised invoices, or repair and cleaning quotes must be provided directly to the tenant, not just lodged with the RTA
- ✓This evidence must be provided within 14 days of the claim or dispute being made
- ✓Failing to provide this evidence within the timeframe is an offence under Queensland tenancy law
- ✓A transitional period applied to older bonds between 30 September 2024 and 30 September 2025 — from 1 October 2025, the rule applies to all Queensland bonds, regardless of lodgement date
Why it matters: A claim that simply states “insufficient cleaning” with no documentation is unlikely to be accepted at conciliation or by the Queensland Civil and Administrative Tribunal (QCAT). Both tenants and property managers now need to document property condition far more carefully than before.
Why Cleaning Is Still the #1 Reason for Bond Disputes
The new evidence rule doesn’t change what property managers are inspecting — it changes how they need to prove their claims. Cleaning remains firmly at the top of the list:
| Bond Claim Reason | Share of Claims (RTA 2024-25) |
|---|---|
| Cleaning | 21.5% |
| Rent | 17.6% |
| Repairs | 16.2% |
| Water charges | 13.4% |
| Re-letting costs | 5.1% |
Source: Residential Tenancies Authority (RTA) Annual Report 2024–25.
227,000+
Bond refunds processed by the RTA in 2024–25
57.6%
Of tenants received their full bond back
77.5%
Of conciliated disputes resolved successfully
In the same reporting period, the RTA processed over 227,000 bond refunds, with 57.6% of tenants receiving their full bond back and an average refund of 75.2% across all claims. The RTA also conciliated tens of thousands of disputes, resolving 77.5% of cases where both parties participated — a reminder that most bond disagreements are avoidable with the right preparation and documentation.
The “Reasonably Clean” Standard, Explained
Queensland tenancy law requires a property to be returned in the same condition it was rented in, allowing for fair wear and tear — a standard often summarised as “reasonably clean.” This does not automatically mean “professionally cleaned,” and this distinction matters for one clause in particular.
Is a Mandatory Carpet Cleaning Clause Always Enforceable?
A lease clause requiring professional carpet steam cleaning at the end of a tenancy is generally only enforceable if the carpets were professionally cleaned before you moved in, and this was documented in your entry condition report. If that wasn’t the case, your obligation is usually to return the carpets in a reasonably clean state, not necessarily professionally steam-cleaned.
- ✓Check your entry condition report for any note about professional carpet cleaning before you moved in
- ✓If professional cleaning wasn’t documented at entry, a blanket clause demanding it at exit may not be enforceable as written
- ✓Regardless of enforceability, many tenants choose professional cleaning anyway to remove doubt and provide a clear paper trail
This is general information, not legal advice. If you’re unsure how a specific clause applies to your lease, the RTA’s free information service or Tenants Queensland can provide guidance specific to your situation.
How to Protect Your Bond Under the New Evidence Rule
Photograph everything before handing back keys
Take dated, timestamped photos of every room — including carpets, ovens, and bathrooms — immediately before your final walkthrough. This gives you independent evidence that doesn’t rely on the property manager’s documentation alone.
Compare against your entry condition report
Pull out your original entry condition report and check it against the property’s current state, room by room, before your inspection date.
Keep every cleaning invoice
A dated, itemised invoice from a professional cleaning service is strong evidence of the standard you left the property in, and it directly supports your position if a claim is made against your bond.
Attend your final inspection if possible
Being present lets you see exactly what’s flagged in real time and provide context on the spot, rather than receiving a claim after the fact with limited ability to respond.
Know the 14-day timeframe applies to you too
If a claim is made against your bond, you’re entitled to receive supporting evidence within 14 days. If that doesn’t happen, you have grounds to challenge the claim through RTA conciliation.
Get Documented Bond Cleaning, Backed by an Invoice
Every Good Bond Cleaning job comes with a dated tax invoice, giving you clear evidence of the standard completed under the new 14-day rule.
Common Mistakes Tenants Make With Bond Evidence
⚠ Watch Out For
- Not taking their own photos, relying solely on the property manager’s version of events
- Assuming a verbal or vague written claim is enough to justify a bond deduction
- Not knowing the 14-day evidence rule exists, and therefore not challenging an undocumented claim
- Cleaning too early, before the final walkthrough, allowing dust or marks to reappear
- Discarding professional cleaning invoices instead of keeping them as bond evidence
Frequently Asked Questions
What is Queensland’s new 14-day bond evidence rule?
Since 1 October 2025, Queensland property managers and owners must provide tenants with supporting evidence, such as photos, invoices, or quotes, within 14 days when making a claim against a rental bond. This rule now applies to every Queensland bond, regardless of when it was originally lodged.
Does the 14-day evidence rule apply to my bond even if I signed my lease years ago?
Yes. A transitional period applied from 30 September 2024 to 30 September 2025 for older bonds, but from 1 October 2025 onward, the evidence requirement applies to all Queensland bonds regardless of the original lodgement date.
What happens if my property manager doesn’t provide evidence within 14 days?
Failing to provide supporting evidence within the required timeframe is an offence under Queensland tenancy law. A vague claim of “insufficient cleaning” without documentation is unlikely to hold up if the matter proceeds to conciliation or QCAT.
Why is cleaning the most common reason for bond disputes in Queensland?
According to the RTA’s 2024-25 Annual Report, cleaning accounts for 21.5% of all bond claims, more than rent, repairs, water charges, and re-letting costs combined percentage-wise in some categories. Much of this comes down to differing interpretations of what “reasonably clean” means at the end of a tenancy.
Is a mandatory carpet cleaning clause in my lease always enforceable?
Not necessarily. A clause requiring professional carpet steam cleaning is generally only enforceable if the carpets were professionally cleaned before you moved in, and this was documented in your entry condition report. If they weren’t, the standard obligation is usually to return carpets “reasonably clean,” not professionally cleaned.
What counts as acceptable evidence under the new bond rule?
Acceptable evidence typically includes dated photographs, itemised invoices or receipts, and written quotes for repairs or additional cleaning, sent directly to the tenant rather than only lodged with the RTA.
What percentage of Queensland tenants get their full bond back?
The RTA’s 2024-25 Annual Report shows that 57.6% of tenants received their full bond refund, with an average refund of 75.2% of the total bond across all claims that year.
Should I take my own photos before moving out?
Yes. Taking dated, timestamped photos of every room, including carpets, ovens, and bathrooms, immediately before handing back keys gives you independent evidence if a property manager’s claim doesn’t match the condition you left the property in.
How does professional bond cleaning help if a dispute happens?
A professional bond clean typically comes with a dated tax invoice that documents the standard of cleaning completed, which can serve as evidence on your side of a dispute alongside your own photos.
What should I do if I disagree with a bond claim in Queensland?
You can request free dispute resolution through the RTA, which resolved 77.5% of conciliated disputes in 2024-25. If an agreement still can’t be reached, the matter can be escalated to the Queensland Civil and Administrative Tribunal (QCAT).
Final Thoughts: Documentation Is Now Your Best Protection
Queensland’s 14-day bond evidence rule shifts real accountability onto property managers, but it also raises the bar for tenants to document their own side of the story. Photos, entry condition reports, and a professional cleaning invoice together give you a strong position if a dispute ever arises — and with cleaning still the number one reason for bond claims, that preparation is worth the effort.
Good Bond Cleaning provides fully documented bond and exit cleaning across Brisbane, with a dated invoice for every job and a 100% bond back guarantee. Call +61 431 386 330 or request your free quote today and move out with the evidence on your side.