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How to get your bond back in South Australia

✓ Checked against official SA Government (CBS) guidance on 5 November 2026

The whole process at a glance

1. Before you move inThe bond is up to 4 weeks' rent (6 weeks if rent is over $800 a week). You get a signed inspection sheet.
2. Start of the tenancyCheck the inspection sheet room by room, note anything you disagree with and send it back.
3. Moving outLeave it reasonably clean and undamaged, apart from fair wear and tear.
4. ClaimingAgree the split and lodge the refund in RBO. Undisputed refunds are processed within 5 working days.
5. If you don't agreeMake a claim or counter-offer in RBO. Each counter-offer has 10 days to answer.

Moving in: the condition report

In South Australia, the landlord must complete an inspection sheet recording the condition of the property at the start of the tenancy and give you a signed copy. Go through the property, preferably with the landlord, note on the sheet whether each item is as described, keep a copy and send it back to the landlord or agent.

• Do it straight away. The sheet is checked at the end of the tenancy to see whether damage happened while you lived there.
• Take dated photos of every room and close-ups of existing damage, and keep them with your copy.
• Write your disagreements on the sheet rather than just telling the agent.

Moving out

At the end of the tenancy, the property is compared with the inspection sheet to check for damage and whether it was left reasonably clean. Remove everything, clean thoroughly, return the keys and photograph each room again.

Getting your bond back

Everyone on the bond, all contributing tenants and the managing party, must agree on the amounts before any money is released. Once you agree, either side can lodge the refund in Residential Bonds Online (RBO). Paper forms exist but are slower.

Undisputed refunds are processed in up to 5 working days, then paid by bank transfer. There's no deadline for a tenant to claim. The bond stays lodged until someone claims it, but keep your RBO contact details up to date so you don't miss alerts.

If the landlord claims some of it

If you can't agree, either side can make a non-consented claim in RBO:

• The managing party must provide evidence to CBS to support the amount they claim. Tenants don't have to provide proof.
• If they claim, you can accept, make a counter-offer, escalate to SACAT or ignore it. Respond by the date in the notice. If you ignore it, CBS assesses their evidence and may release the money to them.
• If you claim and the managing party doesn't respond within 14 days, you're paid the amount you claimed.
• Counter-offers each have 10 days to answer, and you can go back and forth up to seven times before it must go to SACAT.
• At SACAT, CBS steps back and releases the bond as the Tribunal orders.

Fair wear and tear vs damage

Everywhere in Australia, you have to leave the property as you found it, apart from fair wear and tear. Wear and tear is the gradual deterioration from normal use and ageing. You don't pay for it. Damage caused by carelessness, accidents or neglect is different. Typical examples:

Fair wear and tear	Damage
Carpet worn in walkways	Burns or large stains in the carpet
Paint or curtains faded by sun	Holes or marks in walls from hanging things without permission
Minor scuffs where furniture sat	Benchtop burnt by a hot pan
Loose door handles from years of use	Broken window or door from an accident

The line isn't always obvious, which is why your entry report and dated photos matter so much. A mark that is recorded on day one can't be blamed on you later.

Your bond checklist

• Check the inspection sheet and write your comments on it
• Take dated photos of every room on move-in day
• Keep your copy of the sheet and photos
• Clean thoroughly and return every key
• Agree the split, then lodge the refund in RBO
• Answer any claim or counter-offer by its due date
• Ask what evidence the landlord gave CBS
• Keep your RBO contact and bank details up to date