What does a bond clean include? And what it doesn't: a guide for cleaners

A bond clean, also known as an end of lease clean, involves removing dirt accumulated during a tenancy so the property is returned reasonably clean compared to its condition at the start. It does not cover repairing wear or damage. Issues like heat etching on oven glass, mould inside silicone, lime-scale etching on shower screens, carpet traffic shading, and burnishing on low-sheen paint are not cleaning problems and cannot be fixed by repeated cleaning.

This guide is intended for cleaners working in NSW, Victoria, and Queensland. It explains what a bond clean includes, what counts as an extra service, five common issues that cannot be cleaned away, how to respond in writing to re-clean requests, and suggested wording for quotes that limit unlimited return visits. Tenants hiring cleaners can use the end of lease cleaning checklist to obtain quotes based on the same scope.

Last updated 22 September 2026, aligned with the Residential Tenancies Act 2010 (NSW), Residential Tenancies Act 1997 (Vic), Residential Tenancies and Rooming Accommodation Act 2008 (Qld), and Australian Consumer Law. This is general information, not legal advice. The scope reflects industry practice; your written agreement with the client governs.

What is a bond clean?

A bond clean, also called an end of lease or vacate clean, is the cleaning a tenant arranges before returning the keys to ensure the property meets the cleanliness standard required by tenancy laws. None of these terms appear in tenancy Acts. The laws require the property to be reasonably clean compared to its condition at the start of the tenancy, with fair wear and tear excepted. Each state phrases this slightly differently:

Two aspects benefit cleaners: the reference is the property's condition at tenancy start, not a brand-new home, so a place lived in for years is not expected to look new; and fair wear and tear is excluded, meaning normal deterioration over time is not the tenant's or cleaner's responsibility.

Additionally, under the Australian Consumer Law, services supplied to a consumer come with a guarantee that they will be provided with due care and skill (section 60). If you miss a window track within your quoted scope, going back to fix it is right. However, requests to remove heat etching are for something cleaning cannot fix.

What does a bond clean include?

A standard bond clean covers the interior of the property: kitchen appliances and cupboards, bathrooms, wardrobes, skirting boards, switches, internal windows and tracks, and floors. Services like carpet steam cleaning, external windows above ground level, wall washing, and garden work are extras that should be quoted separately. Most re-clean disputes involve items in the third column below.

This reflects industry standards and aligns with what most agents expect during inspections. It is not a legal requirement. Your quote can expand or limit the first two columns; anything not mentioned is usually interpreted accordingly. The third column remains the same regardless of who cleans or how many times.

Whether tenants must pay for carpet steam cleaning depends on the state. In NSW, lease clauses requiring professional carpet cleaning at tenancy end are not allowed except as a reasonable condition for pet consent. Victoria allows such clauses only in limited cases, and Queensland's rules depend on circumstances. The end of lease cleaning requirements guide explains each state's rules.

What will a bond clean not fix?

A bond clean cannot fix changes to the material itself. Five common issues frequently appear on agents' re-clean lists. Dirt is random and has thickness; these five are uniform, patterned, and flat, and a fingernail run finds nothing to lift. Each includes how to identify it, why cleaning won't fix it, what to photograph, and a suggested line for your report or reply.

Heat etching on oven glass and cooktops

Identification: Grey-white, semi-transparent arcs or rings on oven door glass matching element shapes, or rainbow/white haze around ceramic cooktop zones. Oven cleaner left overnight does not help. Why: high heat has reacted grease with the glass or altered its coating; there is nothing on the surface to remove. It is generally treated as fair wear and tear, deterioration from reasonable use. Photograph: On arrival, take a wide shot and a side-lit close-up with your oven cleaner visible to show cleaning was attempted. Report line: "Oven door glass shows thermal etching consistent with age and normal use. Not residue; not removable by cleaning."

Mould inside silicone sealant and grout

Identification: Black spots or streaks along sealant at shower base, bath edge, or basin join that remain after surface mould cleaning. Grout discolouration behaves similarly. Why: silicone is porous, and once mould grows inside the bead the only fix is to cut it out and re-seal, which is maintenance. Keeping the premises in good repair is generally the owner's duty: NSW s 63, Victoria s 68(1) and Queensland s 185(3)(b). Photograph: Before and after treatment from the same angle. Report line: "Discolouration is within the silicone sealant, not on the surface. Surface mould treatment completed on [date]; sealant requires replacement, which is a maintenance item."

Lime-scale etching on shower screens and tapware

Identification: Shower screens appear frosted when backlit and remain hazy after descaling, though smooth to touch. Chrome taps and shower heads show pitting or dull spots. Why: in hard-water areas, minerals left on glass over years pit the surface so it scatters light, and chrome plating corrodes through the same way. Both are changes to the material over time. Photograph: Backlit screen showing haze, then after cleaning showing water beading to confirm soap film removal. Report line: "Shower screen shows lime-scale etching of the glass surface from hard water over time. Surface deposits removed; etching is permanent."

Carpet traffic shading, pile crush and returning stains

Identification: Darker or flattened bands in hallways and doorways, dents under furniture legs, or stains reappearing days after steam cleaning (due to wicking from backing). Why: shading and crush are physical changes to the fibre, and fading is sun. The ATO effective life for carpet in a rental is 8 years, and our fair wear and tear guide lists shading and furniture dents as wear (items 16 and 17). Photograph: Hallway with light behind you on arrival; furniture dents after furniture removal; carpet while still damp after steam cleaning. Report line: "Hallway carpet shows traffic shading and pile crush from normal use. Carpet vacuumed and steam cleaned on [date]. Shading is not soiling and does not respond to cleaning."

Burnishing on low-sheen paint

Identification: A shinier patch on matte walls shaped like a wipe, usually where hand marks were cleaned. Why: matte and low-sheen paints do not tolerate scrubbing; wiping flattens the paint film and changes how it reflects light. Spot-cleaning marks is within scope; repainting is not. The Tenants' Union of NSW says paint is usually taken to last 7 to 10 years, and the fair wear and tear guide covers burnishing at item 25. Photograph: Mark before cleaning to show dirt, then shiny patch after cleaning. Report line: "Marks on walls spot-cleaned on [date]. Low-sheen paint shows burnishing where cleaned, a characteristic of the paint finish. Repainting is outside cleaning scope."

Do I have to go back if the agent asks for a re-clean?

You are only required to return for items genuinely missed within your quoted scope. Your contract is with the tenant or owner; the agent inspects. Before replying, categorise each item in the agent's list into one of three groups, as one email often includes all:

1. Missed and within scope: For example, a forgotten window track or rangehood filter. Return once at an agreed time to fix these only.
2. Within scope but already done: Refer to your completion report photos and request the agent's inspection photos for comparison.
3. Outside scope or not a cleaning issue: Explain what the issue is, refer to arrival photos, and decline in writing.

Do not fix extra items the agent adds during your return visit, or the list will grow. Never agree to anything by phone; ask for the list and photos in writing so you can check your report.

How do I reply to a re-clean request?

Reply in writing, addressing each item with photo references and no apologies. For example, "Photo 7, taken 12 Sep 14:32" prompts the agent to check; "I have photos" does not. Replace bracketed parts as needed.

The request in Template B for the agent's inspection photos often ends disputes, as many agents lack them or their photos show the etching. Template C's last line reminds the agent the tenant has the same report, so their statements must be consistent. For phone or text, hold your position with: "Could you please email me the list of items with photos from the inspection? I will check each one against my completion report and reply in writing today."

What should a bond clean quote include?

A bond clean quote should clearly state what is included, what costs extra, what is not a cleaning matter, and limits on return visits. The following wording suits written quotes, Airtasker tasks, or price lists and can prevent many disputes before work begins.

Cleaners often omit the last sentence. Whether an agent deducts from the tenant's bond depends on the entire property, tenancy length, and the ingoing report. A quote separating your payment from the bond outcome plus a locked completion report is your protection when requesting final payment.

What photos should a cleaner take during a bond clean?

Take about 20 photos in three groups; the first group is most important. Completion photos prove you did the work; arrival photos prove etching or damage existed before cleaning, which ends re-clean disputes.

1. Arrival (about six): One wide shot per room from the doorway before starting work.
2. Non-removable issues (about six): Side-lit close-ups of each item from the list above, with a brief description.
3. Completed work (about eight): Areas agents check first: oven with door open, rangehood filter removed, full window track, backlit shower screen, cupboards open showing shelves.

Take all photos before leaving and lock the report before returning keys. Photos taken during return visits have dates that do not reflect handover day condition. The guide on phone photos as evidence explains why photos sent via messaging apps lose date info, and the sample report shows a full set.

Using CleanLog AU, you photograph each item in the three groups and record a spoken note in English or Chinese; the app converts this into clear trade English with date, time, and location stamps. You add classifications like fair wear and tear in your reply. The locked report cannot be edited and is shared with agent and client. Your first report is free.