ACT Rental Bonds: A Landlord's Guide (2026)
ACT rental bond rules for landlords: the 4-week maximum, lodgement deadlines, how refunds and claims work, and what happens if a tenant disputes.
ACT RENTAL BONDS
Rental bonds in the ACT: a landlord's guide
The rental bond is your main protection if a tenant leaves the property damaged, dirty or with rent owing. In the ACT, the rules about how much you can take, where it goes and how you claim it are strict, and getting them wrong can cost you the bond or lead to a penalty. Here's what every Canberra landlord needs to know.
How much bond can I charge?
The maximum bond in the ACT is 4 weeks' rent. You can't ask for any extra bond on top of that for any reason, including pets. Bond and rent are separate payments, and a tenant can't use the bond to pay their final weeks of rent.
Where does the bond go, and how fast?
The bond must be lodged with the ACT Rental Bonds Office (part of the ACT Revenue Office). It's an offence to hold onto the bond yourself.
Who lodges Deadline
Private landlord Within 2 weeks of receiving the bond or the tenancy starting
Licensed agency Within 4 weeks of receiving the bond or the tenancy starting
You must give the tenant a receipt for the bond and for any rent paid in advance. Usually the landlord or agent lodges the bond, although a tenant can lodge it directly if you agree.
Your best protection: the condition report
Whether you can claim against the bond comes down to evidence, and the ingoing condition report is the key document.
Give the tenant 2 copies within 1 day of them moving in. Electronic copies are fine.
Record anything unclean, damaged or not working, and back it up with dated photos.
The tenant has 2 weeks to add comments and return a signed copy. If they don't, they're taken to agree with your report.
A vague report ("carpets fair") makes a claim hard to win. A detailed one, with photos of every room, makes it straightforward.
Getting the bond back at the end of the lease
Do the final inspection against the ingoing condition report, ideally with the tenant present.
Agree on any cleaning or repairs. Many issues are settled here, for example the tenant arranging a cleaner to return, or agreeing to release part of the bond.
Request the refund through the ACT Rental Bonds portal, showing how much goes to the tenant and how much to you.
The tenant is notified by email or SMS and has 14 days to respond. If they don't respond, the bond is paid out as requested.
If the tenant disputes it, the Rental Bonds Office pays out any undisputed amount and refers the disputed part to the ACT Civil and Administrative Tribunal (ACAT), which contacts both parties.
If you settle the dispute between yourselves, each party confirms the agreed outcome in writing to the Rental Bonds Office, and the disputed amount can be released without a hearing.
What can I claim from the bond?
You can claim reasonable costs for:
rent owing at the end of the tenancy
damage beyond fair wear and tear
cleaning needed to return the property to its ingoing condition
other money the tenant owes under the agreement, such as unpaid water usage where the lease provides for it
You can't claim for normal ageing of the property. See our guide to fair wear and tear vs damage in the ACT →.
Common bond mistakes landlords make
Taking more than 4 weeks' rent, or a separate "pet bond".
Lodging late, or not lodging at all.
A thin condition report with no photos.
Claiming for items that were already worn at the start of the lease.
Not providing quotes or invoices to support a claim at ACAT.
Frequently asked questions
What is the maximum rental bond in the ACT? Four weeks' rent. No additional bond can be charged.
How long does a landlord have to lodge a bond in the ACT? Two weeks for a private landlord, four weeks for a licensed agency.
How long does a tenant have to respond to a bond claim? 14 days after being notified. If they don't respond, the bond is paid as requested.
Who decides bond disputes in the ACT? The ACT Civil and Administrative Tribunal (ACAT).
Let us handle the paperwork
Jaira lodges every bond on time, completes detailed photographic condition reports, and manages final inspections and bond claims for you, directly with the licensed principal, not a junior.
Get your free rental appraisal here
Or call Jugal on 0450 365 365.
Related:Switch to Jaira · ACT Land Tax guide
General information only, current at November 2026, not legal advice. For your situation, contact the ACT Rental Bonds Office on (02) 6207 0028 or see the ACT Government's renting information.