The short version: You cannot claim the bond for fair wear and tear — only for genuine damage, cleaning back to the start-of-tenancy standard, unpaid rent, or other proven losses. The bond is held by the RTBA, not you, and can only be paid out where both parties agree or VCAT orders it. If it's disputed, you must prove the loss — which is where your condition report and photos earn their keep.
Fair wear and tear vs damage — the line that decides it
Under the Residential Tenancies Act 1997, a renter is never liable for fair wear and tear — the natural deterioration that comes from living in a home normally. They are responsible for damage they or their guests cause beyond that. The hard part is that the two can look similar, so here's how they usually fall:
| Fair wear and tear (you pay) | Damage (renter may be liable) |
|---|---|
| Paint faded near sunny windows | Walls repainted a different colour without consent |
| Carpet flattened in hallways and high-traffic paths | Carpet burns, large stains or tears |
| Minor scuffs and a few small wall marks | Holes in walls or doors, cracked tiles |
| Worn door handles, loose hinges over time | Broken fixtures, missing fittings |
| Slight wear to bench or bath surfaces | Chips, burns or breakages beyond normal use |
A useful test: would this have happened simply from living in the home carefully over the length of the tenancy? If yes, it's wear and tear — and it's on you.
What you actually can claim
A rental provider can seek to recover reasonable amounts for:
- Genuine damage beyond fair wear and tear, caused by the renter or their guests
- Cleaning to return the property to the standard it was in at the start (not "better than")
- Unpaid rent or other charges owed under the agreement
- Other proven losses that flow from a breach of the rental agreement
Two important limits: you can't claim to upgrade or better the property at the renter's expense, and where you claim for a damaged item that had already aged, VCAT typically applies depreciation — you're compensated for the item's remaining value, not the cost of a brand-new replacement.
How the bond claim process works
The bond isn't yours to hold or hand back — it sits with the Residential Tenancies Bond Authority (RTBA). At the end of the tenancy either party can lodge a claim, and:
- If both parties agree on how the bond is split, the RTBA pays it out accordingly.
- If there's a dispute, it's referred to Rental Dispute Resolution Victoria (RDRV) — a free service — for mediation.
- If mediation doesn't resolve it, the matter escalates to a VCAT hearing, and the RTBA pays out only on VCAT's order.
The burden is on you. At a hearing, the rental provider must prove they suffered a genuine loss and that it was caused by the renter breaching the agreement or the law — not by wear and tear. No evidence, no claim.
Condition reports & photos win these cases
Almost every bond dispute comes down to evidence. The condition report completed at the start of the tenancy — with clear, dated photos — is the baseline everything is measured against. Match it with an end-of-tenancy report and photos of the same areas, and the difference between "this was already like this" and "this is new damage" becomes obvious. Without that baseline, a claim usually fails.
This is where being organised pays off. Keeping the condition report, inspection photos, tradesperson invoices and repair records in one place — rather than scattered across your phone and inbox — is the difference between a claim that holds up and one that doesn't.
Your end-of-lease checklist
- Start-of-tenancy condition report and dated photos on file
- End-of-tenancy report and photos of the same areas
- Each issue classified honestly: wear and tear vs damage
- Quotes or invoices for any genuine repair or cleaning claimed
- Depreciation factored in for older damaged items
- Bond claim lodged with the RTBA promptly after the tenancy ends
- Repairs arranged with licensed tradespeople and records kept
Keep every record in one place — VCAT-ready
PropCommand gives Victorian landlords one audit trail for every repair: the job request, competitive bids from vetted local tradespeople, invoices and photos, all timestamped. So when a bond claim is questioned, your evidence is already organised — not scattered across your inbox.
Frequently asked questions
What is the difference between fair wear and tear and damage in Victoria?
Fair wear and tear is the natural deterioration from normal everyday use — faded paint near sunny windows, carpet flattened in high-traffic areas, minor scuffs. A renter is never liable for it. Damage is deterioration beyond normal use caused by the renter or their guests — burns, large stains, holes, broken fixtures. You can seek to recover genuine damage, but not wear and tear.
Can a landlord claim the bond for wear and tear in Victoria?
No. Under the Residential Tenancies Act 1997, fair wear and tear can't be charged to a renter, so it can't be claimed from the bond. You can only claim for genuine damage, cleaning back to the start-of-tenancy standard, unpaid rent, or other proven losses from a breach.
How does a bond claim work in Victoria?
Bonds are held by the Residential Tenancies Bond Authority (RTBA), not the rental provider. Either party can claim at the end of the tenancy. The RTBA pays out only where both parties agree or where VCAT orders it. Disputed claims go to Rental Dispute Resolution Victoria (RDRV) for free mediation and escalate to a VCAT hearing if unresolved.
Who has to prove damage at the end of a tenancy?
The rental provider. To recover money from the bond you must show VCAT you suffered a genuine loss caused by the renter breaching the agreement or the law — not fair wear and tear. The start and end condition reports and dated photos are the key evidence.
This article is general information for Victorian rental providers and is not legal advice. The law can change and every situation differs. Confirm your current rights and obligations with Consumer Affairs Victoria, the Residential Tenancies Bond Authority and Rental Dispute Resolution Victoria, or seek professional advice before acting on a bond claim.