Cleaner Insurance & Liability: Required Due-Diligence For Both Tenants and Landlords
Required due-diligence for both tenants and landlords before they grab their mop.
It is not uncommon for tenants in Perth to think a “bond clean” wouldn’t cost them anything. However, Consumer Protection WA has noted that “service providers must perform work ‘with due care and skill'” or otherwise be liable under the Australian Consumer Law. In cases where a cleaner damages a cook-top or floods the carpets, the insurer’s policy could make all the difference between immediate reimbursement or bond refund stagnation.
Properties near the coast have even greater risks due to abrasive cleaning of stubborn sea salt residue from surfaces that could damage natural stone, sealed timber, or specialty glass. Addressing these unique considerations is important and so is understanding that our elaborate guide on coastal bond cleaning in Perth captures how aggressive cleaning techniques pose a challenge when dealing with salt-affected surfaces.
For comprehensive guidance on handling insurance considerations and other complex cleaning scenarios, our smart & special case bond cleaning guide provides detailed solutions for unique situations that require specialized knowledge and proper insurance coverage.
Importance of Public Liability Insurance
Public liability deals with the risk of injury or destruction of property while a cleaner is on site. Business.gov.au states it is one of the quintessential policies that most trades and cleaning businesses “require by law or contract” and the limit of cover starts at A$5 million. For large strata blocks and exclusive homes, Perth agents are increasingly demanding A$10-20 million cover.
The situation escalates in Perth’s cutthroat rental market. Professional bond cleaning companies know too well that they operate with a reputation they need to protect. When one of the cleaners needs to work on a very challenging cleaning problem such as an oven that is dirtier than normal, salt-encrusted coastal surfaces, or fragile heritage items, the risk of damage to the item that is being cleaned tends to be rather high. Where there is no adequate cover, a deceptively simple cleaning task transforms into a complicated, expensive legal matter, not just for the cleaner, but for the tenant, the landlord, and the property manager.
Important Checkpoints Before Verifying Insurance Information
| What to ask for | Where to check |
|---|---|
| Must show Public Liability wording, insurer name & at least A$5 m limit | Request the documents from the cleaner. Check if contract dates are correct. |
| Check if expiry is after your booking date | Match with job date. |
| Has the insurer been checked in the member list of ICA? | ICA website |
| Does Cleaner’s ABN exist and is active? | Verification at ABN Lookup search |
| Are there large homes, marble floors or high-rise access? Request minimum 10 million. | Accept after negotiating. |
Who Is Responsible for Each Scenario and What is the Outcome
| Liability trigger | Who foots the bill | Legal basis |
|---|---|---|
| Negligence while working | Public liability from the cleaner | Australian Consumer Law service guarantees. |
| Evidence provided during property inspection | Landlord (not tenant) | WA Residential Tenancies Act 1987 s.38 |
| Ageing paint, worn carpets | Nobody’s bond | Same Act & DMIRS Tenant Guide |
Red Flags That Scream “No-Go”
- Insurance certificate not provided when requested
- Below market quotations which tend to be far lower than the common estimation usually because premiums are excluded.
- Payments accepted only as cash with no tax invoice issued
- Email or website footer missing ABN or company name
Every one of these red flags indicates the operator is likely cutting corners. Missing documentation suggests they are skirting costs, and your bond may cover any lost expenditures.
Perth Legal Framework in Plain English
A tenant need not be held liable for any damages that they did not cause to the property and for damages that are professional faults according to The Western Australia Residential Tenancies Act 1987. The only way this Act is useful is if you show that it was not you, but the cleaner, who inflicted the damage. That proof is the insurance claim number which is obtained only when the cleaner is properly insured.
This is where comprehensive documentation works to your favor. Some tenants are using advanced methods, such as conducting 360-degree virtual walkthroughs, to document the condition of their property before and after cleaning. Our detailed guide on filming a 360 virtual walkthrough describes how this technology determines whether damage was inflicted during the cleaning, providing protection for your bond and establishing clear responsibility.
Common Insurance Claim Scenarios in Perth
Knowing typical scenarios of damage enables tenants to understand the point at which insurance coverage becomes essential. The most frequent claims within Perth’s bond cleaning industry include:
Kitchen Damage: Cracking of oven glass doors due to aggressive scrubbing, scratches on ceramic cooktops from abrasive cleaning pads, or damage to dishwasher seals during deep cleaning.
Bathroom Issues: Grout staining due to inappropriate chemical use, etching of shower screens from acidic cleaners, or tile damage due to excessive pressure washing.
Flooring Problems: Carpet shrinkage due to over-wetting, water damage to timber floors from improper mopping techniques, or dulling of stone surfaces from incorrect cleaning agents.
Coastal Property Complications: As stated in our bond cleaning Perth services, coastal properties face unique challenges where salt residue removal attempts on sensitive surfaces can cause damage.
Each scenario demonstrates that insurance serves as the only guaranteed method for safeguarding financial interests, and clearly, risk mitigation is best achieved through its proper application.
Step by Step Claims Process (In a Worst Case Scenario)
- Capture the damage as it occurs (with date stamps).
- Inform the agent/landlord in writing within one day.
- Ask the cleaner for the relevant insurer’s details – they have to provide them for a valid claim.
- If the cleaner does not help, proceed with a Consumer Protection complaint.
- Retain documents for all receipts & emails related to the bond tribunal.
Most insurance companies are willing to pay for minor damages in a time span of 14-30 days, when there is ample proof and a valid policy in place. This duration was corroborated by a recent ICA media release, particularly concerning the flood event update on 21 May 2025.
Beyond Insurance: Selecting the Right Type of Cleaner
Financial compensation is not the goal, rather prevention is the best form of defense. For this reason reputable cleaning companies employ professional, trained and seasoned cleaning specialists who help prevent the need for claims.
For example, end of lease cleaning Perth experts appreciate that dealing with heritage homes is not the same as attending to modern apartments, and coastal properties need specialized approaches for salt damage management.
The most competent cleaning companies provide professional-grade equipment designed for specific tasks, comprehensive pre-cleaning assessments, and maintain extensive insurance coverage as standard business practice rather than a reluctant add-on.
Bond-Safe Toolkit Summary
- Download the free DMIRS Tenant Entry & Exit Checklist (PDF) before any clean
- Bookmark business.gov.au insurance management tips for reading Product Disclosure Statements
- If your cleaner does not have insurance, utilize ICA Find an Insurer tool for alternate cover
Key Takeaways
- Always sight a Certificate of Currency — no cert, no clean
- It only takes two minutes to verify ABN & insurer online
- WA law protects tenants from cleaner mistakes only when the cleaner has insurance
- Red-flag cheap, cash-only quotes; they often hide risky shortcuts
- Document property condition thoroughly before cleaning begins
- Coastal properties require specialized knowledge to avoid salt-damage cleaning mistakes
- Professional assessment reduces both damage risk and insurance claims
Need an insured, ABN-verified bond cleaner in Perth? Our experienced team at Majestic Vacate Cleaning Perth carries comprehensive public liability insurance and understands the unique challenges of Perth properties. Contact us for our certificate and secure a stress-free final inspection.
Frequently Asked Questions
What happens if my cleaner damages something but doesn’t have insurance?
In the case where there is no insurance, you will find yourself in a very difficult position if a cleaner damages your property. Without public liability insurance, the cleaner may not have the funds to cover repairs, leaving you potentially liable for damage costs that could be deducted from your bond. This is why verifying insurance coverage before hiring any cleaning service is crucial. Always request a Certificate of Currency showing at least $5 million public liability coverage before work begins.
Can I be held responsible for damage caused by a professional cleaner I hired?
Under the WA Residential Tenancies Act 1987, tenants are not liable for damage they did not cause, including professional mistakes made by hired cleaners. However, the key word is “prove” – you must be able to demonstrate that the cleaner, not you, caused the damage. This is where proper documentation, insurance claims, and professional contractors become essential. If the cleaner is properly insured, their insurer will handle the claim and you won’t be held responsible.
How much public liability insurance should a bond cleaner have in Perth?
Most Perth property managers require cleaners to carry a minimum of $5 million public liability insurance. However, for high-end properties, heritage homes, or luxury apartments, many agents now demand $10-20 million coverage. The higher the property value and more delicate the surfaces (like marble, natural stone, or heritage features), the more coverage you should insist upon. Always check that the coverage amount matches the risk level of your specific property.
What should I do immediately if damage occurs during cleaning?
Take immediate action by photographing all damage with date stamps, notifying your property manager or landlord in writing within 24 hours, and requesting the cleaner’s insurance details. Do not sign off on the cleaning or approve any final inspection until the damage is documented and reported. Keep all communication records and receipts. If the cleaner refuses to provide insurance information or cooperate, file a complaint with Consumer Protection WA immediately to protect your rights.