End of lease cleaning requirements and deductions: NSW, Victoria and Queensland

The law does not require you to leave a rental property perfectly clean or to hire a professional cleaner. In New South Wales (NSW) and Victoria, you must leave it reasonably clean, while in Queensland, it must be in the same condition as when you moved in, with fair wear and tear excepted. Your entry condition report serves as the reference point. A landlord can only claim the reasonable cost of cleaning areas you left dirty, must provide evidence, and you have the right to dispute the claim.

This guide explains the end of lease cleaning requirements in NSW, Victoria, and Queensland, defining what "reasonably clean" means, when professional or carpet cleaning may be required, which cleaning deductions are valid, what evidence landlords must provide, and how to challenge a deduction. It concludes with a sample response you can customise. For a detailed room-by-room checklist, see our end of lease cleaning checklist.

What are the end of lease cleaning requirements in NSW, Victoria and Queensland?

All three states require tenants to return the property clean, relative to its condition at move-in, excluding fair wear and tear. The exact wording varies slightly, with only NSW and Victoria using the term "reasonably clean."

Regulators provide practical details. NSW Fair Trading lists minor tenant responsibilities like replacing light bulbs, cleaning windows, dusting, and removing cobwebs. Queensland's Residential Tenancies Authority (RTA) clarifies that fair wear and tear "does not include dirt/grime/grease", and tenants are not responsible for pre-existing damage or poor condition.

What does "reasonably clean" mean?

"Reasonably clean" means free from dirt, dust, marks, stains, and cobwebs to the extent that further cleaning would not improve the condition. Victoria's official guideline says it "does not mean spotless or pristine nor does it mean terribly messy", a view shared by the Tenants' Union of NSW.

Consumer Affairs Victoria's Guideline 2 on cleanliness offers the most detailed official description in Australia and must be considered by VCAT in cleaning disputes. Examples of a reasonably clean property include an oven, stove, and rangehood free of grease; a bathroom free of soap scum and of mould caused by the renter's failure to take care; walls reasonably free of scuffs and fingerprints; carpets free of pet hair, stains, and strong odours; and cupboards emptied and dusted. The guideline also notes that cleaning at heights may often be maintenance for the landlord, and tenants are not expected to clean ceiling fans if access is unsafe.

Two points in the guideline matter most in disputes. VCAT relies on the condition report "and any photos or video" to assess the starting condition, and reasonably clean "does not mean a condition which is superior to that documented in the condition report". The Tenants' Union of NSW Bond Kit makes the same point: if the oven was dirty at move-in and recorded, you are not required to return it spotless.

Do you have to pay for professional cleaning or carpet steam cleaning?

Usually, professional cleaning is not required. Queensland's RTA states tenants may clean themselves or hire professionals, and the Tenants' Union of NSW says professional cleaning generally exceeds legal standards. Lease clauses requiring professional cleaning are limited in all three states.

NSW. A lease cannot require professional carpet cleaning, or payment for it, at the end of the tenancy (s 19(2)(a)), except as a reasonable condition related to having a pet (s 19(3)).

Victoria. For agreements after 29 March 2021, professional cleaning clauses apply only if the property was professionally cleaned immediately before you moved in and you were informed, or if professional cleaning is necessary to restore the property to its starting condition. Guideline 2's examples of the second case include lingering cigarette or pet odours, carpet stains from wine or urine, grease or soot on walls, and soap scum build-up. Cleaning done months before move-in does not count.

Queensland. The need for carpet cleaning depends on the circumstances. If you have a pet that is allowed inside, a condition requiring professional carpet cleaning at the end, set when the pet is approved, is taken to be reasonable (s 184F).

Can a landlord deduct cleaning costs from your bond?

Yes, but only for the reasonable cost of cleaning areas you did not leave clean compared to the start of the tenancy. The NSW Act says a landlord may claim "the reasonable cost of cleaning any part of the premises not left reasonably clean by the tenant, having regard to the condition of the premises at the commencement of the tenancy" (s 166(1)(c)).

Three limitations apply: the claim covers only dirty areas, so a dusty window track does not justify cleaning the entire house; costs must be reasonable, so inflated invoices can be challenged; and charges cannot be made for pre-existing conditions or fair wear and tear.

In Victoria, VCAT must consider cleanliness and damage guidelines and depreciation when deciding compensation claims. In Queensland, the tribunal considers your efforts to leave the premises in the same condition, compliance with the Act, and evidence supporting the claim. Landlords must also limit their loss. The Tenants' Union of NSW notes that if an agent refuses your offer to fix a minor issue, you can argue they failed to limit their loss.

Which cleaning deductions hold up, and which don't?

Most cleaning disputes involve a few common claims. Whether these claims are valid depends on the condition report, photos from move-in and move-out, and whether the issue is dirt or wear.

For distinctions between dirt, wear, and damage on 40 common items, see our fair wear and tear guide. If you hired a bond cleaner, our guide on what a bond clean includes explains which marks cleaning cannot remove.

What evidence must the landlord or agent give you?

In all three states, landlords claiming cleaning costs without your agreement must now provide evidence promptly. If you have not received it, request it in writing.

In NSW, landlords or agents must provide the completed end-of-tenancy condition report and copies of any estimates, quotes, invoices, or receipts within 7 days of making a claim (s 165). The maximum penalty for non-compliance is 20 penalty units, equivalent to $2,200.

In Queensland, property managers or owners claiming or disputing the bond must provide supporting evidence within 14 days (s 136AA). This has applied to all bonds since 30 September 2025. The RTA can investigate whether the evidence was given on time, but only QCAT decides whether it is suitable, and you do not have to wait for the evidence before you dispute. Between July and September 2026, the RTA is proactively investigating cases lacking evidence, and you can request an investigation.

In Victoria, from 13 October 2026, rental providers must give renters bond claim evidence, such as invoices, receipts, quotes or photos, at least 3 days before making a claim, and this evidence must not contradict the condition report (s 411(1A)). Our Victorian bond refund guide explains this change.

How do you dispute a cleaning deduction?

Do not agree to a deduction you believe is incorrect. Consumer Affairs Victoria advises that if you disagree with the amount, do not sign the bond claim form and never sign a blank form. Use your state's dispute process before the 14-day deadline.

In NSW, claim your bond on Rental Bonds Online as soon as you move out; the agent's signature is not required. If the landlord claims first, you have 14 days to apply to NCAT and notify NSW Fair Trading to freeze the bond. The NCAT fee is $64, or $16 with a concession. Our NSW bond refund guide details the steps.

In Victoria, rental providers can only deduct bond money with your consent or a VCAT order. If you initiate a claim, the provider has 14 days to contest it through Rental Dispute Resolution Victoria (RDRV) or VCAT. RDRV is free, and starting a bond case at VCAT is usually free, though a $67.35 fee (nil with a concession) may apply if RDRV fails.

In Queensland, when the RTA issues a notice of claim, you have 14 days to request dispute resolution. RTA conciliation is free; if unresolved, you have 7 days to apply to QCAT, where fees start at $96.30. Our RTA bond refund guide explains the notices and fees.

For timelines of each stage in all three states, see how long it takes to get your bond back.

What should you do in the first 24 hours after a deduction notice?

A deduction notice is a proposal, not a final decision. The bond remains with the government agency holding it until both parties agree or a tribunal rules.

1. Respond briefly in writing, acknowledging receipt of the notice and stating you are reviewing it against your records. Do not accept or sign anything yet.
2. Locate your entry condition report and photos taken at the start and end of the lease.
3. Request the landlord's evidence for each claimed item: the corresponding entry report line, exit photos, and an itemised invoice or quote.
4. Offer to fix any genuinely dirty minor issues. If you hired a bond cleaner, ask them to return under their re-clean guarantee.
5. Mark your state's 14-day dispute deadline on your calendar and submit your own bond claim if you have not already.

What can you say to the agent?

The sample reply below applies in all three states. Remove irrelevant items, add your dates and photo references, and select the appropriate section and process for your state.

Keep all records until the bond is returned: condition reports, photos, cleaning receipts, and all communications with the agent. CleanLog records the time and location of each photo, stores them with the report, and once you lock the report it cannot be changed.