Evidence does not guarantee a bond outcome, and it is not a substitute for tenancy advice. But a clear record can make a bond discussion much less vague. Official Australian tenancy pages repeatedly point back to the same evidence types: condition reports, time-stamped or dated photos, receipts, quotes, invoices, repair records, and copies of messages.
1. The entry condition report
The entry condition report is the baseline. NSW Fair Trading says it is evidence of how the rental property was before the tenant moved in. Consumer Affairs Victoria says condition reports can be important evidence if there is a dispute about bond claims, cleaning, or damage. WA Consumer Protection says property condition reports are important evidence if there is a dispute about releasing the bond.
If the entry report is vague, improve it before returning it. Add comments, date-labelled photos, and clear room names. Keep the version you submitted.
2. Date-stamped photos and videos
Photos are strongest when they show timing, context, and detail. A close-up shows the issue. A wide shot shows where it is. A date or timestamp helps show when the photo was taken. Queensland's RTA specifically gives an example where date-stamped photos helped a tenant dispute a bond claim for marks on a bedroom wall that were already listed on the entry report.
Video can help for movement or function: a loose door latch, a flickering light, a fan noise, a window that does not open properly, or a water leak. Keep videos short and label them just like photos.
3. The exit condition report
The exit condition report shows what the property looked like when you left. In Queensland, the RTA says the exit report is compared with the entry report to determine whether the property is in the same condition, apart from fair wear and tear. Victoria requires the exit condition report section of the original report to be completed within 10 days after the agreement ends. NSW and WA also use the end-of-tenancy report as evidence if condition is disputed.
Make your exit record before key return if you can: property empty, cleaned, and photographed room by room.
4. Cleaning, repair, and service records
If you pay for end-of-lease cleaning, carpet cleaning, pest treatment, gardening, rubbish removal, or a repair, keep the invoice or receipt. Store it beside the related room photos. A cleaning receipt on its own does not prove every surface was clean, and a photo on its own does not prove professional work was done. Together, they tell a clearer story.
If a repair was requested during the tenancy, keep the message where you reported it and any reply. If the agent approved an alteration, replacement, or arrangement, keep that approval too.
5. Messages, emails, and portal records
Keep written communication about repairs, access, cleaning expectations, pets, garden maintenance, water leaks, mould, breakages, professional cleaning requests, and key return. If a conversation happens by phone, send a short follow-up message confirming what was agreed.
Bond disputes often become timeline disputes. Written records help show what was reported, when it was reported, and what each party agreed to do.
6. Keys, remotes, and meter readings
Photograph the full key set at move-in and move-out. Include fobs, garage remotes, mailbox keys, parking permits, and access cards. Photograph meter readings where relevant and permitted. These small details can prevent confusion around missing items, utilities, and final handover.
7. Evidence that separates fair wear from damage
Normal wear over time is different from new damage, but the line can be argued. This is where entry and exit comparison matters. A worn carpet edge photographed at entry is different from a new stain at exit. Faded paint in a sunny room is different from unreported wall damage. The more precise the record, the easier it is to discuss the actual change.
What evidence should look like
Good bond evidence is specific, dated, and easy to compare. Use labels like "Kitchen - cooktop scratches at entry" or "Bathroom - shower screen after final clean". Avoid dumping hundreds of unnamed photos into a folder and hoping the pattern is obvious.
If you need to respond to a claim, start with the item being claimed, then attach the entry evidence, exit evidence, and any receipt or message. Keep the tone factual. The evidence should do the heavy lifting.
What evidence cannot do
Evidence cannot make state rules disappear, guarantee a tribunal result, or fix a missed deadline. It also cannot prove something that was never captured. That is why the boring habit matters: record the property at the start, record important changes during the tenancy, and record the final condition before handing back keys.
Sources checked
Reviewed 26 June 2026 against official Australian tenancy authority guidance. This article is general information, not legal advice.