How to Dispute a Bond Deduction at VCAT Melbourne — Step by Step
If your landlord or property manager claims a portion of your bond for cleaning, damage, or unpaid rent, you have the right to contest it. The Victorian Civil and Administrative Tribunal (VCAT) handles residential tenancy bond disputes, and tenants who come prepared with evidence frequently succeed — particularly on cleaning-related claims.
Here’s exactly how the process works in 2026.
Step 1: Understand Your Bond Position
Your bond is held by the Residential Tenancies Bond Authority (RTBA), not your landlord. It can only be released if:
- Both parties agree on the amount to be returned
- VCAT issues an order specifying the distribution
If your landlord lodges a claim for bond deductions and you disagree, don’t do nothing. If you fail to contest within the timeframe, the RTBA will release funds based on the claim lodged.
Step 2: Respond to the Bond Claim
When your landlord lodges a claim with the RTBA, you’ll receive notification. You have 14 days to respond if you disagree. Contact the RTBA immediately — call 1300 137 164 or lodge online at rtba.vic.gov.au — and indicate you’re contesting the claim.
Step 3: Lodge an Application at VCAT
To formally dispute, apply to VCAT for a Residential Tenancies List hearing. As of 2026, the filing fee is $73.90.
You can lodge:
- Online at vcat.vic.gov.au
- In person at a VCAT registry office
- By email or post
When lodging, select “Residential Tenancies” as the list and “Bond Dispute” as the matter type.
Step 4: Prepare Your Evidence
VCAT decisions on cleaning disputes are decided on evidence. Prepare:
- Entry condition report: the signed form from when you moved in — this establishes the baseline condition
- Outgoing inspection report: what the agent documented at the end of your tenancy
- Photographs: ideally timestamped photos taken after your clean and before the agent’s inspection
- Professional cleaning receipt and completion certificate: if you hired a cleaner, this is evidence the work was done
- Re-clean guarantee documentation: if your cleaning company offered a guarantee and you used it, include correspondence
- Any written communication with the property manager about the condition or cleaning disputes
For cleaning disputes specifically: the key argument is that the property was returned in the same condition as documented at entry, adjusted for fair wear and tear. If the entry condition report doesn’t note an item as “clean” at the start, the landlord cannot claim it wasn’t clean enough at exit.
Step 5: Attend the Hearing
VCAT bond hearings are typically listed within 4–8 weeks of application. Hearings are usually short — 30–60 minutes. Both parties present their evidence and the Tribunal Member makes a decision.
You do not need a lawyer at VCAT. Tenants self-represent regularly and the process is designed to be accessible.
Fair Wear and Tear vs Damage — The Key Distinction
Landlords cannot charge for fair wear and tear. This is a legally defined concept under the Residential Tenancies Act 1997 (Vic). Fair wear and tear includes:
- Minor scuffs on walls from normal furniture use
- Carpet pile flattening from regular foot traffic
- Faded paint after several years of occupation
- Small nail holes from picture hanging (within reasonable limits)
What is not fair wear and tear:
- Stains on carpet or upholstery
- Burns or gouges
- Cleaning failures (grease, mould, accumulated dirt)
- Broken fixtures or fittings
At VCAT, if your landlord is claiming for items that constitute fair wear and tear, present the entry condition report and argue the distinction explicitly.
What Happens to Your Bond During a Dispute
The RTBA holds the bond until VCAT issues an order. This means the landlord cannot access the disputed funds until the hearing is resolved — and neither can you (for the disputed portion). Any undisputed portion can be released by agreement.
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