end of lease guide sydney 2026 —
bond. cleaning. notice periods.
how much notice to give, what the bond refund timeline looks like, what cleaning is required, and how to protect yourself if there's a dispute — all under nsw law.
written by lucie, minougo — updated april 2026
notice periods — nsw
source: nsw residential tenancies act 2010 and nsw fair trading.
always give notice in writing (email or letter) and keep a copy. nsw fair trading: fairtrading.nsw.gov.au
bond refund timeline
no dispute: typically 10–20 days from vacating. dispute: up to 8 weeks via NCAT.
vacate and return keys
final inspection completed
outgoing condition report signed
bond claim lodged (both parties agree)
bond refund processed (NSW Fair Trading)
funds in your account
cleaning requirements at end of lease
property must be returned in the same condition as at start of tenancy — fair wear and tear excepted.
professional cleaning is not legally required — but it's the most reliable way to avoid bond deductions for cleaning. if the property was professionally cleaned at the start (ingoing report notes), landlords often expect the same at end.
4 tips to protect your bond
photograph everything — twice
take date-stamped photos of every room, all four walls, and all appliances when you move out. do it before cleaning too — to show baseline condition. these photos are your primary evidence if a bond dispute arises at NCAT.
compare with your ingoing condition report
pull out your ingoing report and go room by room. anything on the ingoing report that you didn't cause is not your responsibility. dispute it in writing — photos help.
request a final inspection before handing keys
under section 68 of the NSW Residential Tenancies Act 2010, you can request a final inspection with the property manager before vacating. use it to identify any issues they're planning to claim against your bond.
lodge your bond claim promptly
once you've handed back the keys, lodge your bond refund application through NSW Fair Trading (online). don't wait for the landlord to initiate it — if there's no dispute within 14 days, you're entitled to the full refund.
faq — end of lease sydney
how much notice do I need to give to end my tenancy in NSW?
for a periodic (month-to-month) tenancy in NSW: 21 days written notice. for a fixed-term tenancy ending at the natural end date: 14 days notice before the end date. for ending a fixed-term tenancy early (break lease): specific break fees apply under the NSW Residential Tenancies Act 2010 — generally 6 weeks rent if less than 25% of the fixed term has passed, reducing proportionally. source: nsw fair trading.
how long does the bond refund take in NSW?
once both you and your landlord agree on the bond amount, NSW Fair Trading (via the Rental Bond Board) typically processes the refund within 7–14 business days. if there is a dispute, the NSW Civil and Administrative Tribunal (NCAT) process can take 4–8 weeks. having photos of the outgoing condition report helps resolve disputes faster.
what cleaning is required at the end of a lease in NSW?
under the NSW Residential Tenancies Act 2010, the property must be returned in the same condition as at the start of the tenancy (subject to fair wear and tear). standard requirements include: full carpet cleaning if carpets were cleaned at the start, oven and range hood degreased, windows cleaned, all walls and surfaces wiped. professional end-of-lease cleaning is not legally required, but is often the safest approach to avoid bond deductions.
what is fair wear and tear vs damage in NSW?
fair wear and tear is the normal deterioration that occurs through ordinary use: minor scuffs on walls, small carpet wear in traffic areas, fading from sunlight. this cannot be charged to the tenant. damage is beyond normal use: large holes in walls, stains, burns, broken fixtures. the ingoing condition report, if signed by both parties, is the legal reference for determining what was pre-existing.
can I do the final inspection without the property manager present?
in NSW, you are entitled to a final inspection by the property manager before handing back the keys — this is your right under section 68 of the NSW Residential Tenancies Act 2010. if the property manager is unable to attend, document everything with date-stamped photos and video. keep copies of all correspondence.