Over $2.65 Million In Rental Bond Withheld Due To Inadequate Cleaning

The joy coming with moving into a new home swiftly turns to despair when Perth tenants realize they are not getting the full refund out of their bond. New government cleaning data shows Western Australia continues to lead the nation in cleaning lots of money from renters bonds due with cleaning disputes dominating the picture, while for renters, millions in bonds get locked every single month.

In the fast-evolving rental market nowadays tenants face a daunting challenge, especially when it comes to the end-of-lease cleaning, which is being referred to as the last financial hurdle for renters to jump in Perth. For many, hiring professional bond cleaning services is the most logical option and best way to protect their maintenance deposit.

Troubling Patterns Revealed by Bond Data

According to an analysis of the latest available dataset from the National Housing Data Exchange, out of 5,414 rental bonds processed in September 2024, tenants forfeited $2.65 million—representing 22.2% of all bond money.

While these deductions cover various issues, including property damage and unpaid rent, official sources confirm cleaning deficiencies consistently top the list.

“One of the most common reasons renters contact the Tenants’ Union or local Tenants’ Advice Services is about bonds. The most common bond disputes are over cleaning costs, repair costs, or financial disputes over outstanding rent or bills,” according to a report from The Property Tribune.

Analysis of historical data paints an even bleaker picture. In 2022, just 36% of Western Australian tenants received their full bond back—meaning nearly two-thirds faced deductions, with cleaning issues frequently cited as the primary reason.

Tensions Mount as Disputed Figures Double

The situation appears to be worsening. According to the WA Commissioner’s blog, “Bond disputes have been one of the major issues Consumer Protection has been handling since the rent moratorium ended in March this year, with new figures revealing we have conciliated 206 disputes so far this year—double the number of disputes recorded in the same period of 2020.”

These new numbers corroborate the already existing theories in the industry regarding the mounting number of bond disputes. There are escalating discrepancies between the expectations of both the tenants and landlords.

Moreover, the Commissioner pointed out that there were “$4.15 million in unclaimed funds,” which remain held by the Bonds Administrator and Department of Treasury. In these cases, a lot of tenants seem to be clueless when it comes to the ability of fighting the disputed unfair deductions.

Market Demands Higher Standards Yielded by Steeper Competition

The rental market for Perth is very healthy at the current moment. However, the Monthly Bond Lodgement Summary signaled 6117 active new subscriptions initiated for the month of September 2024. At present, the median weekly rent is $630, which is considerably higher than in previous periods of study.

Looking at the Bonds by Postcode Summary, it can be seen that the regions with the highest rental activity like Mandurah (6210), Perth CBD (6000), Cannington (6107) also happen to be the most heavily scrutinized when it comes to ordering cleaning services.

“Property managers in these suburbs have an extremely high demand, as they are required to uphold a clean and hygienic standard that helps attract potential new customers,” states Asmita Sherchan, Director of Majestic Vacate Cleaning Perth. “As a result, they have to meet their cleanliness expectations for the property, which is heightened in newer buildings and prime regions.”

Why Cleaning Disputes Dominate Bond Issues

Cleaning disputes are commonly caused due to certain structural aspects, which can be clearly defined as:

Subjective Standards Create Conflict

The requirement for properties to be left in a “reasonably clean condition” is not well defined under western Australian legislation. This inaccuracy gives rise to a large difference in tenant expectations versus the property managers appeal.

“Reasonably clean means different things to different people,” notes Asmita Sherchan, Director of Majestic Vacate Cleaning Perth. “In the absence of definable standards, subjectively held assumptions will give rise to disputes.”

Simple Documentation Supports Claims

Cleaning is one of the potential bond issues that is less contentious, as it can easily be documented with photographs. Property managers routinely photograph problem areas such as:

• Dust on ceiling fans and crown moldings
• Soap scum within shower recesses
• Baked on grease in ovens and range hoods
• Scuff marks on painted walls and skirting boards
• Grime in window tracks and sliding doors

Such evidence is so strong that it can be relied upon to justify significant deductions.

Immediate Action Required

After a property cleaning inspection, the landlords are responsible for rectifying the issues. This action ensures no tenant can move into the property without raising further concerns. The current tenant will bear the brunt of last minute. Increasingly everything will need to be addressed. The outgoing tenant has to shoulder significant costs through bond deductions.

Geographic Analysis: Where Deductions Hit Hardest

Disposal data alongside geographical mapping indicates some Perth suburbs where bond cleaning, in particular, cleaning during exit, appears to attract some form of deduction:

1. Perth CBD (6000): Striped with high-rise apartments, the CBD is home to numerous estates with rigid strata rules where a lot of resources are devoted to building maintenance.
2. Scarborough (6019): Beachside homes have their own set of complications involving sanding, salting, and what have you.
3. East Perth (6004): More sand and salt shanties or luxurious high-rise mansions outfitted with industrial grade appliances needing hand tailored, bespoke level cleaning.
4. Joondalup (6027): Tudor or family houses that are generously apportioned, both in terms of landscaped gardens and cultivated areas, as well as an extensive interior that all require care.
5. Fremantle (6160): Preserved estates with period features still possessing intricate cleaning needs needs attention, both cleaning for preservation and restoration.

“Replacing a professional service with some self service entails a calculation that really pays off only if there are no substantial efforts required during bond cleaning, which is quite uncommon in most cases. Timed per unit self cleaning will only drive costs up,” says James Evans who looks after eastern suburbs properties for Majestic Vacate Cleaning Perth. “Fremantle houses possess too much intricate detailing and the head of the beams have wide belt ornamentation.”

DIY vs. Professional: The Financial Equation

Most tenants try to mechanically clean the rental space as a means of saving money. However, performing the analysis through the lens of 22.2% bond deduction and overall client results indicates the other way.

DIY Cleaning Cost Estimates:

• Time required: 15-25 hours (at a $25-35/hour rate) = $375-875 labor cost
• Cleaning materials and tools: $75-150
• Risk of bond deduction (average $500): High
• Estimated potential costs: $950-1,525

Professional Cleaning Cost Estimates:

• Primary bond cleaning service: 3-bedroom homes for $350-550
• Bond back warranty: Supplied by trustable companies
• Probability of bond deduction: Low
• Estimated potential costs: $350 – $550

“Our estimates indicate absolute total expenses often of DIY cleaning versus professional bond cleaning to be in favor of hiring professional cleaners, especially due to the risk factors in bond cleaning deductions.” He continues explaining, “In the DIY approach, a perceived saving commodity can rapidly turn into deep loss expenditure.”

Real-World Experience: What Our Records Show

Our cleaning business works with over 50 real estate agencies across Perth. Based on our internal job logs, a significant number of our work orders come after tenants have already vacated the property. In many of these cases, tenants or their privately hired cleaners have attempted to clean the premises—but the result has not met the agency’s standards.

These urgent re-cleans are issued because the outgoing tenant’s cleaning was deemed substandard. Agencies contact us, often within 24–48 hours of a property handover, requesting immediate rectification to prepare for a new tenant.

Common Issues in Tenant Cleaning Jobs:

• Missed marks on walls and light switches
• Incomplete oven cleaning (especially hidden elements and racks)
• Mold in showers and silicone seals
• Dirty skirting boards and door frames
• Unwashed windows and tracks
• Food residue in cabinets and drawers
• Dusty ceiling fans and light fixtures
• Bathroom exhaust fans with accumulated dust
• Unaddressed carpet stains

Tenants often assume their cleaning efforts will be sufficient to pass inspection. However, real estate agents typically conduct detailed inspections following strict landlord expectations that frequently exceed what tenants consider reasonable. When these inspections fail, the consequences are costly—tenants end up facing both bond deductions and the additional expense of a professional re-clean.

The director of Majestic Vacate Cleaning Perth notes that approximately 30% of their total job volume involves re-cleaning properties where DIY attempts or inexperienced cleaners failed inspection. In contrast, properties that receive professional bond cleaning from the outset have a 98% first-time inspection pass rate.

Many tenants believe their property is adequately clean, only to face significant deductions after the property manager’s inspection. This often results in paying twice—first for cleaning supplies and personal effort, then again for the professional service required to meet the property manager’s standards.

Expert Strategies to Protect Your Bond

Based on official data and industry experience, here are research-backed strategies to maximize your chances of receiving your full bond refund:

Understanding Your Legal Position

Familiarize yourself with the Residential Tenancies Act and the specific requirements outlined in your lease agreement. The legal standard is “reasonably clean,” but your lease may contain more specific expectations.

What many tenants don’t realize is that cleaning requirements aren’t uniform across Australia. Each state has its own specific guidelines for end of lease cleaning, from mandatory carpet cleaning in some territories to specific requirements for pest control in others. Understanding these differences is especially important for tenants relocating between states.

2. Document Property Condition

“Thoroughly document the property’s condition when moving in, including detailed photos,” advises Subin Shrestha, Operations Manager. “This comparative evidence can be crucial if disputes arise about pre-existing issues versus cleaning responsibilities.”

3. Consider Professional Cleaning as an Investment

Given the consistently high rate of cleaning-related deductions, professional bond cleaning with a guarantee should be viewed as financial protection rather than an expense.

4. Start the Process Early

Begin cleaning well before your vacate date. This provides time to address any particularly challenging areas and arrange professional help if needed.

5. Focus on High-Risk Areas

Concentrate efforts on areas that commonly fail inspections:

• Kitchen appliances (especially ovens)
• Bathroom tiles, grout, and glass
• Window tracks and coverings
• Floors (carpets and hard surfaces)
• Walls and skirting boards

6. Maintain Documentation

Take date-stamped photos after cleaning is complete. Keep all receipts and documentation from professional cleaners as evidence of services rendered.

Many tenants are surprised when property managers specifically request a receipt from a professional cleaner during final inspections. There are legitimate reasons why real estate agents ask for professional cleaning receipts beyond simply promoting cleaning businesses—they provide important verification and accountability that protects both parties in the rental agreement.

Changing Landscape for Landlords and Property Managers

Property owners and managers also play a crucial role in establishing fair cleaning expectations:

Providing detailed cleaning checklists at the beginning of tenancies can significantly reduce disputes. When expectations are clearly communicated upfront, both tenants and landlords benefit from a more transparent process and fewer bond disagreements at the end of the lease.

Best practices for property managers include:

• Providing specific cleaning checklists when tenants sign the lease
• Ensuring property condition reports are thorough and accurate
• Being transparent about cleaning requirements for unique features
• Considering the property’s age and condition when assessing “reasonably clean”
• Offering a list of approved cleaning companies

Looking Forward: Potential Reforms

As bond disputes continue to rise, industry observers anticipate potential regulatory changes to address the growing issue.

“The concept of ‘reasonably clean’ is highly subjective in practice,” notes Asmita Sherchan, Director of Majestic Vacate Cleaning Perth. “Our company records show that identical cleaning standards can receive drastically different assessments—what one property manager considers excellent cleaning may fail inspection with another manager entirely.”

This inconsistency extends beyond just cleanliness standards. The “fair wear and tear” clause, intended to protect tenants, often becomes a point of contention during final inspections.

“A carpet turning brown on walkways due to normal foot traffic is a textbook example of this ambiguity,” explains Sherchan. “Should this be considered legitimate wear and tear, or will tenants be forced to pay significant out-of-pocket expenses for specialized cleaning? With more than a decade in the industry, we’ve witnessed property managers interpreting these clauses very differently from one another.”

Industry experts believe clearer legal definitions are urgently needed. Many stakeholders advocate for standardized cleaning checklists endorsed by Consumer Protection WA, while others suggest mandatory professional cleaning clauses should be permitted in lease agreements to avoid disputes entirely.

“What’s needed is clear legislative guidance that removes subjective terminology from the process,” Sherchan adds. “This would benefit both property managers seeking consistent standards and tenants wanting certainty about their obligations.”