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QLD · Tenant Q&A

My QLD landlord is refusing to return my bond. what now?

Common QLD scenario

The question

I moved out of my QLD rental three weeks ago. The agent has not returned my bond and now claims there is carpet damage I do not recognise. they showed me a photo but the marks were there when I moved in. The bond is $1,920. How do I get it back?

Compass says

Short answer: Lodge a Form 4 dispute with the RTA today, and if not resolved within 7 days, apply to QCAT. Your entry condition report is your most powerful weapon here.

1. The QLD bond return process

Under s 125 of the Residential Tenancies and Rooming Accommodation Act 2008 (QLD):

  • You and the lessor must agree on the bond split using a Refund of Rental Bond (Form 4).
  • If the lessor disputes any of it, they must apply to QCAT within 7 days of receiving your form. otherwise the RTA must pay out per your application.
  • If you both agree the amount, the RTA returns it within 2–3 business days.

    • 2. Your evidence checklist

    Pull together:

  • Entry Condition Report (Form 1a). the gold standard. Compare every "damage" claim against what was already noted on entry. Carpet marks pre-existing on the entry report = lessor cannot claim them.
  • Photos with EXIF timestamps from move-in day and move-out day (if you have them).
  • Exit Condition Report if you filled one out.
  • Receipts for professional cleaning or carpet steam-cleaning.
  • Emails/SMS discussing the bond.

    • 3. Step-by-step

    Today. Submit Form 4 (Refund of Rental Bond) to the RTA online (rta.qld.gov.au) claiming the full $1,920. List the lessor's email/address. The RTA notifies them automatically.

    Day 7. If the lessor does not apply to QCAT, the RTA pays you the full bond.

    If they DO apply to QCAT. you will receive a hearing notice (usually 4–8 weeks out). Prepare your evidence bundle:

  • Index page listing every document
  • Annex 1: entry condition report
  • Annex 2: move-in photos (with EXIF)
  • Annex 3: move-out photos
  • Annex 4: any communications
  • Annex 5: receipts

    • Hearings are informal. The Member will ask you to walk through your evidence. Stay factual, point to the entry report for pre-existing marks.

    4. What QCAT will likely do

    The lessor bears the burden of proving damage was caused by the tenant. If your entry condition report notes the carpet marks, you win. If it says "good condition" or is blank, it becomes evidence-heavy and harder.

    Free legal help

    Tenants Queensland. free phone advice on 1300 744 263. They can help you prepare for QCAT.

    Act sections cited
    s 125 RTRA Act 2008 (QLD)s 419 RTRA Act 2008 (QLD)

    Not legal advice. Compass is an AI assistant. for advice on your specific situation, contact your state's free Tenants' Union.

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