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Australian Capital Territory bond guide

ACT rental bond refunds: respond to the S33 Notice and prepare for ACAT if needed.

ACT Rental Bonds manages residential bond refunds. When a requested distribution is disputed, the Rental Bonds Office can refer the matter to the ACT Civil and Administrative Tribunal.

Reviewed 2 October 2026Official sources checkedLocal process, not generic advice

Location check

This page is for Australian Capital Territory.

Rental bond processes are not interchangeable between Australian jurisdictions. Use the rules and authority for the place where the rental is located.

Current local process

Where a refund request is not jointly agreed, the relevant parties can receive a Bond Refund S33 Notice and have 14 days to say whether they agree or dispute the requested distribution.

If the requested refund is disputed, ACT Rental Bonds notifies ACAT. The undisputed portion can be refunded while the disputed portion remains for resolution.
  1. Request or review the bond refundUse the ACT Rental Bonds process that applies to tenants, lessors or agents.
  2. Respond to the S33 NoticeThe notice gives the receiving party 14 days to agree or dispute the requested refund.
  3. Keep the disputed amount itemisedSeparate agreed amounts from the items that actually need a decision.
  4. Prepare for the ACAT referralACAT may require condition reports, quotes, invoices, receipts, bank statements, a timeline and witness material depending on the dispute.

Keep evidence tied to each disputed item

A long camera roll is harder to use than a record that shows where each image belongs and what amount or issue it relates to. Keep original files as well as any PDF summary you create.

  • lease or occupancy agreement
  • ingoing and outgoing condition reports
  • photos, quotes, invoices and receipts
  • bank statements or other payment records where relevant
  • timeline and written communications

A photo or PDF does not guarantee an outcome. The relevant authority or tribunal decides what evidence means in the particular matter.

The starting condition record still matters

Bond disputes often make more sense when the move-out condition can be compared with the documented starting condition. Use the local condition-report guide before relying on another jurisdiction's terminology.

Australian Capital Territory condition-report guideMove-out checklistTenant evidence guide

Official sources for Australian Capital Territory

Checked on 2 October 2026. Administrative steps and forms can change, so open the current authority page before acting.

Questions renters ask

Does BondProof replace the official bond refund process?

No. Use the official service, forms, notices and tribunal process. BondProof organises a separate photo and PDF record.

Should I edit my old move-in record when I move out?

No. Keep the starting record intact and create a separate later record so the dates and differences remain clear.

Room by room, not buried in a camera roll

Keep the condition record readable before a dispute starts.

BondProof creates organised rental PDFs from photos and notes. Android in Australia, New Zealand and the United Kingdom.

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