You want me to pay for what?!

The final days of a tenancy can feel a little tense. Tenants do what they can to get their bond back, while landlords fret about red wine stains on the carpet and wonder if professional cleaning is the departing tenant’s responsibility. But before you start mentally allocating bond money, let’s clear up what landlords can — and absolutely cannot — charge tenants for when they vacate your property.

Quick refresher
The bond (up to four weeks’ rent) serves as your financial safety net for unpaid rent or property damage beyond normal wear and tear. It must be lodged with Tenancy Services within 23 working days, and the government holds it in trust until the end of the tenancy.
From 1 July 2025, landlords can charge a pet bond of up to two weeks’ rent. Start planning your pet policy update now.

What is “fair wear and tear” anyway?
The definition of what’s “fair” sparks endless Tenancy Tribunal cases. Officially, it’s defined as the “natural deterioration of a property caused by normal everyday use.” Translation: the stuff that happens just because humans exist in a space.

Fair wear and tear includes:
• Faded curtains or wallpaper
• Worn carpet in high-traffic areas
• Minor scuff marks on walls
• Leaky taps from normal use
• Loose doorknobs
• Kitchen benchtops showing signs of regular use

What tenants SHOULD pay for:
• That Merlot stain on your cream carpet
• Holes punched in walls (we’ve all had those tenants)
• Crayon masterpieces on your wallpaper
• Cigarette burns on… well, anything
• Damage from unauthorised pets

When a dispute arises, landlords must prove the damage exceeds fair wear and tear, and then the tenant must prove they didn’t cause it carelessly or intentionally.

The carpet cleaning myth — busted
Here’s a bombshell for many landlords: You cannot make tenants pay for professional carpet cleaning at the end of a tenancy — even if they’ve signed an agreement promising to do so. The Residential Tenancies Act only requires tenants to leave the property in a “reasonably clean and tidy condition.” For carpets, a thorough vacuum usually suffices. HOWEVER, if your tenant’s puppy left “presents” throughout the house or their Friday night gatherings created more stains than a winery tour, you might have grounds to request additional cleaning.

Chattels checklist
Tenants must return all keys, security devices, and chattels provided during the tenancy. That means everything listed in your property inspection report needs to be accounted for.
Pro tip: Take photos of all provided keys at the beginning of the tenancy. This simple measure has saved countless landlords from “I only got two keys” disputes.

Tenancy tribunal time
If you can’t reach an agreement with your tenant on bond refund, the Tenancy Tribunal is your next stop. Both parties must submit evidence, and the Tribunal will make a legally binding decision. Documentation is king: Detailed property inspection reports and photos taken at the beginning of the tenancy are pure gold at the tribunal hearing.

Bottom line
Operating a successful rental means understanding the fine line between legitimate charges and overreach. Keeping your expectations realistic about normal wear and tear will save you time, stress, and potentially expensive Tribunal hearings.
Remember: A good landlord-tenant relationship is worth more than squabbling over minor issues at the end of a tenancy. Sometimes, letting the small stuff go builds goodwill that pays dividends with tenant referrals and longer tenancies.

Call 0800 GOODWINS to dive deeper into tenancy law and the ins and outs of managing tenants to ensure smooth sailing from the start of a tenancy to its end.