Legal Requirements of Vacate Cleaning in Perth: What Tenants Must Know Before Moving Out
When the time comes to hand back the keys to your Perth rental, the last thing you want is to be caught off guard over clearing the place. Vacate cleaning, sometimes called end-of-lease or bond cleaning, is not just a good idea—it’s a legal must if you want to see that bond money again. Fortunately, the regulations in Western Australia set out exactly how spotless the place needs to be. Knowing these requirements will save you a great deal of hassle and keep that bond in your pocket, not the landlord’s.
What the Law Says About Vacate Cleaning in Perth
Western Australia’s end-of-lease cleaning guidelines come from the Residential Tenancies Act 1987 (WA) and the WA Department of Mines, Industry Regulation and Safety. The Act requires tenants to keep the property “in a reasonable state of cleanliness” throughout the lease. When you are ready to leave, you must return the premises to the same condition you found them, accounting for normal wear and tear.
This translates to removing all furniture and rubbish, wiping down surfaces, and vacuuming or mopping floors, so the house resembles what was recorded in the condition report you received at the start of the lease.
What Does “Reasonably Clean” Mean in WA Law?
The phrase “reasonably clean” appears in WA tenancy statutes but is not strictly defined. Instead, it points to a standard that most people would find sensible. The property should be free of rubbish, loose dirt, and obvious stains, but you are not expected to leave it in a condition that exceeds what it was when you moved in.
For instance, suppose the home was given a thorough professional clean before you moved in. In that case, you should try to return it to the same high standard. If the place had only a basic clean then you aren’t expected to leave it any better. According to the WA Consumer Protection guidelines, looking at the Property Condition Report you received when you moved in and comparing it to the final state of the property helps figure out whether the cleanliness you’ve achieved is good enough. You might find it useful to read about professional end of lease cleaning requirements so you know what standard is generally expected.
Practically speaking, decent cleanliness means the following: all floors have been vacuumed or mopped, walls, countertops, and appliances have been wiped, the bathrooms, kitchen, and toilets have been scrubbed, the cupboards and oven are free of grease and leftover food, and there are no leftover dust, cobwebs, or pet mess.
Are You Required to Hire Professional Cleaners?
A question many tenants ask is whether WA law says you must hire professional cleaning services when you move out. The simple answer is no: there is no law in Western Australia that says tenants have to pay for professional cleaners, as long as you can reach the required standard of cleanliness on your own.
Your landlord or property manager can’t dictate which cleaning company you must use or charge you a blanket fee for professional cleaning if you hand the place back clear and tidy. Under WA law, the only time a landlord can seek the cost of a cleaning service is when the property is left unclean or below a reasonable standard.
What about carpets?
Tenants often fret that they will be compelled to steam clean carpets. WA’s standard tenancy law does not insist on professional carpet cleaning every time you vacate. You must return carpets in a reasonably clean state—vacuumed and free of visible stains—but professional steam cleaning is only essential if that is what it takes to bring them back to the original condition.
WA tenancy rules do let landlords impose reasonable pet-related conditions; for instance, if you kept an indoor pet, they may condition your bond return on the carpets being professionally cleaned at the end. Outside of such a scenario, a blanket clause demanding professional carpet cleaning might not stand if the carpets are already clean.
The bottom line is that tenants are held to the “reasonably clean” benchmark. How you reach that standard is a personal choice: you can hire a service or you can do it yourself.
What Counts as Fair Wear and Tear?
Fair wear and tear describes the ordinary, gradual decline of a rental property that happens from everyday living and the inevitable passing of time. In Western Australia, the law says that tenants aren’t held responsible for fair wear and tear, so landlords can’t ask you to pay to replace or repair things that simply aged or wore out normally during your lease. You do, however, need to cover any stains, damage, or neglect that goes beyond ordinary use and care.
Grasping this line between fair wear and tear and actual damage is key, because it tells you what cleaning and repairs you must complete and what you can leave for the landlord. For a clearer comparison, here are common examples of fair wear and tear versus damage, as outlined by the WA Consumer Protection guidelines:
Walls and Paint: Faded paint, a few small nail holes, or a couple of minor scuff marks are considered fair wear and tear. Big sections of missing plaster, large drawings, and noticeable stains or holes are treated as damage that the tenant must fix.
Floors: Over time, carpets naturally flatten or show gentle indentations from furniture, which is fair wear and tear. In contrast, burn marks, lasting stains, or tears in the carpet are seen as damage for which you, the tenant, are responsible.
Curtains and Blinds: Fading from the sun counts as fair wear and tear (landlord’s cost), while torn, missing, or pet-damaged curtains fall to the tenant’s bill.
Fixtures: A squeaky, rusty hinge or a doorknob that’s come a little loose over years counts as wear and tear. A doorknob snapped off because a key was forced, however, is tenant damage.
In short, fair wear and tear is the little, everyday decline that even the most careful tenant can’t stop. Landlords can’t take bond money for that. If the damage goes beyond fair wear and tear—a carpet with a large stain, a smashed window, or a fridge wrecked from using the wrong cleaner—the tenant must fix or pay for it.
How to Use the Entry and Exit Condition Report
The Property Condition Report (PCR) is your best friend when it’s time to clean, pack, and keep your bond. In WA, the landlord or agent must give you an Entry Condition Report when you move in. That report lists how each part of the place looked and how clean it was. Keep a copy, and the moment you notice something’s different, write it down. That way, when you leave, you can show the original state and avoid a bond fight.
When you’re packing up and getting ready to go, WA law says your landlord has to do a last walk-through and fill out the Exit (Final) Property Condition Report, usually within two weeks after your lease is up. They’re supposed to let you come along to the last inspection, and when it’s done you should get a copy of the report. This document will show the condition of everything in the rental once you’ve emptied it out.
How do you work with the reports?
Think of the entry and exit reports like a photo album: one set of snapshots from move-in day, and the other from move-out day. Line up the final report next to the one from when you moved in, and check each item side by side. This will help you see if anything is dirtier or more damaged now than it was then. Fair wear and tear—scuffed floorboards or faded paint—should be ignored, but any new marks or mess will be easy to spot.
For instance, if the entry report says “oven: clean” but the exit report says “oven: grease residue inside,” you could be charged for the extra cleaning. But if the entry report says “lounge carpet: several old stains,” the landlord can’t hold you liable for those same stains when you check out.
Looking at the reports side by side helps you see what you may need to fix and what was already there or just normal wear and tear. Before the final inspection, take the entry report and walk the property yourself, noting anything that has gotten worse since you moved in.
Make sure you hand back every key and access device, and clear out all your belongings by the move-out date. The property has to be empty for the final inspection. If you can, be there with the landlord or agent, and go through the PCR page by page. Any differences you see can be discussed, and you can back up your view with dated photos or your notes from the entry report.
Keeping good paperwork protects you if there’s a dispute over cleaning or damage. Start by filling out and saving the entry report, then do a careful clean and check at the end, and use both reports to show you’ve met your responsibilities.
Bond Deductions: What Landlords Can and Can’t Charge For
The money you pay for a security bond is held to cover unpaid rent or loss the property suffers while you’re living there. To make sure you get a full bond return in WA, the best move is to leave the place clean and in good shape so the landlord can’t point to anything and say, “I need to keep some of that.” The law is clear: the bond goes back to you when the lease ends, unless the landlord can show a solid reason to keep some or all of it.
Here’s a rundown of what the landlord is allowed to take from the bond and what they can’t touch:
Unpaid rent or bills
If rent is overdue on the day you leave, or if there are agreed costs like water bills that were in your name, the landlord can dip into the bond to cover those. The best plan is to pay all rent and clear any accounts linked to the property well before you hand back the keys.
Cleaning costs
A landlord can only charge you for cleaning costs if you failed to leave the property reasonably clean. So, if you left soap scum in the shower or noticeable stains on the floor, they can hire a cleaner and deduct that bill from your bond. But they can’t charge you if the place was clean when you left, or if there’s only normal wear and tear.
Landlords can’t insist on cleaning standards that are unreasonable; the property has to be in a condition that’s similar to when you moved in, not spotless like a hotel. If they decide to clean the property themselves, they can only charge you for the cleaning supplies they bought, not for the time they spent. They can’t give you an hourly rate for their own scrubbing, because that’s part of the normal responsibilities of a landlord.
Damages
In the event you, anyone in your household, your guests, or your pets create damage that exceeds normal wear and tear, the landlord has the right to take the repair costs or replacement expenses from your bond. Typical examples of damage that fall under this rule are shattered windows, significant holes or stains in walls or carpets, and missing or broken furniture or appliances that the landlord provided. The charge levied must match the actual cost of getting the item back to a fit state, and the landlord will usually show you the repair invoice.
Crucially, the landlord is not permitted to charge you the price of a brand-new item to replace something that has simply broken from age or normal use. So, if a ten-year-old carpet is torn, you are liable only for a replacement carpet of similar age and quality, or for the drop in the item’s value, rather than for a new premium carpet.
Fair Wear and Tear
Landlords may not take money from your bond for fair wear and tear. Common examples that cannot incur a charge are paint fading with sunlight, carpets getting flat under regular foot traffic, and white goods that fail simply because they have reached the end of their expected life. The landlord must deal with these costs as part of maintaining the property. Attempts to charge your bond for such routine, expected losses are not permitted under the relevant tenancy laws in WA.
Pre-existing issues
You can’t be charged for anything that was already there when you first moved in, as long as it was recorded on the entry condition report. For instance, if you found a cracked window on day one and it was noted on the report, you aren’t responsible for fixing it when you leave. That’s why those reports are so critical—they show what was already a problem when you arrived.
In WA, the Bond Administrator (WA Bonds Administration) keeps your bond money safe for the duration of the lease. When the lease ends, both you and the landlord have to sign a bond release form, or you can use the BondsOnline system. If you’ve done the required cleaning and repairs, you and the landlord will both agree to have the entire bond refunded to you. If the landlord thinks they need to take some money out for cleaning, damage, or anything like that, they’ll make a note of it on the form.
If you think any charge is unfair, skip signing the bond release. Instead, follow the steps outlined below. Landlords cannot just take money; they need a clear, valid reason, supported by evidence—photos, a condition report, or similar. Until the disagreement is worked out, the disputed portion of your bond will stay in the account.
To sum up, bond deductions can only be for unpaid rent, cleaning that is genuinely over the top, or damage. You cannot be charged for normal wear and tear, or for fixing the place up better than you found it. Keeping clear records, plus leaving the rental in good condition, are the best ways to secure a full bond return.
Where to Find Support for Disputes
If you and your landlord still can’t see eye to eye—whether it’s over cleaning standards or the definition of fair wear and tear—don’t worry. You have options for sorting it out.
The first step is always to talk things over with your landlord or property manager. Many small issues are resolved simply by having a chat. You could offer to re-clean a missed area one more time or you could agree on a fair figure for a necessary cleaning or repair. Keep your condition reports and photos handy—they’re your most useful backup for whatever you claim.
If a solution still doesn’t appear, you can turn to official routes for tenancy disputes in Western Australia. Consumer Protection WA, which is part of DMIRS, is ready to offer guidance and, in some situations, to step in on your behalf. Starting in 2025, the Commissioner for Consumer Protection will also be able to rule on specific bond disputes, such as arguments over how bond refunds for cleaning or damage are divided. That way, an impartial party can rule on the bond payout, keeping the matter out of the courts altogether.
You or your landlord can ask for the Commissioner’s decision service, and the Commissioner will weigh the facts and viewpoints from both parties to settle the problem. This step is meant to make disputes simpler. If the problem is not settled after the Commissioner’s review, or if it does not fit the service, either side can take it to the Magistrates Court of WA, which hears tenancy matters. The court can then issue a final, legally binding ruling on the bond return or the responsibility for costs.
Say the landlord charges that you returned the property dirty and you disagree. The court will review inspection reports, photos, and any other evidence to decide whether you must pay for cleaning. Most of the time, it is better for both sides to steer clear of court. The WA Consumer Protection bulletin urges landlords and tenants to find a middle ground, because if bond disposal remains unresolved, a Magistrate will ultimately decide how the bond is split.
Where can you seek help?
If you’re renting in Perth or anywhere in WA, you have a few reliable options:
Consumer Protection WA (DMIRS) – Give their Advice Line a ring at 1300 30 40 54 to get straightforward advice. They can also step in if things get tense and you need someone to mediate. The website is full of useful facts on your rights as a tenant and tells you exactly what to do if you have a bond dispute. If you feel your landlord is being unreasonable, you can file a formal complaint.
Circle Green Community Legal – Previously called Tenancy WA, this tenant advocacy service offers help across WA at no cost. They’ll explain your rights in clear language, see if a chat with the landlord can settle things, and, if it has to go to court, help you get your case ready. They run a helpline and have handy guides for just about every renting problem you might face.
WA State Administrative Tribunal (SAT) – When dealing with tenancy matters in WA, it’s useful to know the Magistrates Court is the usual path for residential issues. The SAT is mainly for strata-related matters and selected niche cases. Bond disputes tied to residential tenancies typically go to the magistrates, the Commissioner, or the court rather than SAT. SAT in WA is not like tenancy tribunals elsewhere; the bulk of consumer tenancy matters run through Consumer Protection and the court system.
Legal Aid WA and Other Services – Legal Aid WA does not cover direct tenancy representation for most cases, but it does provide helpful fact sheets and general tenancy info. They can also direct you to other organisations for support. Community legal centres and tenant advice organisations are good options for more tailored guidance. If you’re facing a major dispute, especially where money or serious claims are involved, seeking legal advice sooner rather than later is a sensible move.
Bottom line: If you rent in Perth, remember you have rights and you have support. As long as you did your part (cleaned up to a reasonable standard and didn’t cause damage), you should receive your bond in full. Stand up to unfair claims – the law protects you, and there are agencies ready to make sure the law is followed. Always keep proof on hand, like inspection reports, photos, and receipts.
Most property owners play fair, but if a problem pops up, there are clear steps you can take to sort it out.
Frequently Asked Questions
Is bond cleaning compulsory in Perth?
Not at all. “Bond cleaning” is not something the law in Perth, or anywhere in Western Australia, requires. You are not obliged to hire a professional cleaner, as long as you return the property in a clean, tidy state. You can do all the cleaning yourself – mopping, dusting, vacuuming, whatever it takes – and if you hand the property back in the same condition it was in when you moved in, with normal wear and tear accounted for, then you have done your legal duty.
Landlords can only ask for, or invoice you for, professional cleaning if you have not left the property at a reasonable standard of cleanliness.
Can a landlord force you to hire a cleaner in WA?
In WA, a landlord can’t compel you to bring in a certain cleaner or service, nor can they stick a term in the lease saying you must pay for cleaning no matter how you leave the place. You have the freedom to decide how you keep the rental tidy.
As long as you return the property in a reasonable condition, the landlord can’t legally slap a cleaning charge on you. The only situation where they can enforce a cleaning fee is after you move out, and only if the place is left in an unreasonably dirty state. In that case, they can hire a cleaner and take the charge out of your bond.
Exception: If your lease already has a special term—like a pet condition that demands professional carpet cleaning—you must stick to that.
What happens if you leave the place dirty when you move out?
If you skip the final clean, the most common result is that you lose some or all your security bond to cover the extra cleaning needed. Your landlord will come through one last time, ticking off any spots that didn’t meet the move-out standard. Under the law, they can dip into the bond for cleaning costs if the home is not left up to scratch.
So, if you hand the keys back with a greasy oven, a fine layer of dust on the floors, or a bathroom that has mould, the landlord can call in a cleaning team. They’ll charge what the job actually costs, but they can’t slam you with a made-up fee.
Bottom line: if you don’t clean, the landlord will pay someone else to do it, and you’ll foot the bill. That’s money that could have stayed in your pocket if you’d done a decent clean yourself. To keep your bond intact, either scrub the place from top to bottom or bring in a cleaner you know and trust. Either way, it’ll be cheaper than losing your bond. If you’re weighing your options, take a look at why professional bond cleaning is essential to see how the numbers stack up.
Landlords aren’t allowed to deduct from your bond for normal wear and tear or anything that was already broken at the start of the lease. They can only charge you for things like excessive dirt or actual damages you didn’t fix. Before you hand in your keys, give the place a good clean and fix any minor issues that you can. If you want all the details, check out our complete guide to saving your rental bond. This way, moving out will feel easy and you’ll get all your bond back.
Final Tips for a Successful Move-Out
Getting your full bond back doesn’t have to be a stressful experience. Here are some final recommendations to ensure a smooth transition:
Start Early: Begin your cleaning process at least a week before your move-out date. This gives you time to identify any problem areas and address them properly without rushing.
Document Everything: Take photos of the property after you’ve completed your cleaning, just like you did when you moved in. These photos can serve as evidence if any disputes arise.
Focus on Problem Areas: Pay extra attention to commonly overlooked spots like light switches, door frames, window sills, and the inside of appliances. These are areas property managers often check closely.
Get a Receipt: If you do hire professional cleaners, make sure to get a detailed receipt. Property managers often look favourably on tenants who can provide proof of professional cleaning services.
Stay Within Your Rights: Remember, you’re only required to return the property to a “reasonably clean” condition, not perfect. Don’t let landlords pressure you into unnecessary expenses or unrealistic cleaning standards.
By following these legal requirements and practical tips, you’ll be well-prepared for your move-out inspection and significantly increase your chances of receiving your full bond refund. Remember, knowledge of your rights and proper preparation are your best tools for a successful tenancy conclusion in Perth.