Build the evidence file before writing the claim
Pull together the entry condition report, tenant amendments, entry photos, routine inspection notes, repair records, exit report, exit photos, messages, quotes, invoices, and key return record.
If one of those pieces is missing, do not hide it. Note what is available and what is not. A complete-looking file with gaps buried inside is harder to defend.
Match each claim to a specific item
A claim for "cleaning" or "damage" is too broad to review. Break it down by room and item: oven, shower screen, bedroom wall, lawn, blind, remote, missing key, or appliance part.
For each item, attach the entry condition, exit condition, quote or invoice, and any tenant message that explains the timeline.
Separate evidence from frustration
Bond files often carry the tone of a difficult final week. Strip that out. A tribunal, mediator, owner, or tenant needs the record, not the mood.
Use dates, photos, invoices, and short notes. Avoid broad language such as "the property was left terrible" unless the photos and item list explain exactly what that means.
Check evidence-sharing requirements
Rules and timeframes vary by state and circumstance. Queensland RTA guidance, for example, says supporting evidence must be provided to the tenant or resident when a property manager or owner claims or disputes a bond refund request, and sets out a timeframe on its exit report page.
Use the relevant authority guidance for the property before escalating the claim.
Sources
Article written 2026-07-02