How to get a full bond refund – a guide for WA tenants


Vacating a property is often a stressful time for tenants – not only are you likely moving to a new home, but you’ve also got a long list of tasks to complete to ensure the appropriate condition of the home you’re leaving. Among all of these objectives, ensuring a full bond refund is often front of mind for outgoing tenants. In this guide, we detail the steps you can take to maximise your chances of a full refund and explore your rights and responsibilities as a tenant in Western Australia.

Property Condition Report

You will be provided with an in-going Property Condition Report (PCR) at the commencement of your lease. This document details the condition of the premises and any existing damage prior to your tenancy. At the end of your lease, an outgoing PCR will be prepared, and the results will be compared to the in-going report. As such, it’s important to go through the in-going report at the start of your tenancy to ensure it encompasses all existing issues and/or concerns. Otherwise, these discrepancies may be attributed to you at the end of your lease. You have seven days from the start of your lease to complete the PCR and return it with any points of disagreement marked down to your property manager. It is also important to review the in-going PCR prior to vacating to ensure that you have left the property in the same condition as you found it.

Final inspection guide

When vacating the property, it’s important to bear in mind the content of the property manager’s final inspection guide, as this document will explicitly detail their expectations around the outgoing condition of the property. Common areas of focus include guidance around cleanliness, the condition of applicable fittings, fixtures, furniture, and appliances, and any required professional cleaning services.

Cleaning and maintenance checklist

In some cases these may be separate documents, but generally speaking, the content of your final inspection guide and the cleaning and maintenance checklist will be very similar. If they are separate documents, make sure to read through both and use the checklist to guide your final move-out clean. It’s important to note all elements of the checklist, as there may be items that you weren’t anticipating, such as professional cleaning requirements or garden maintenance activities. It may be too late to attend to these issues after vacating the property, especially if a new tenant is already set to move in. If this occurs, the cost of rectifying the issues will be taken from your bond.

Final steps

After reviewing the cleaning and maintenance checklist and the PCR and ensuring compliance with their requirements, it’s time to return the keys and any other relevant property, such as garage remotes or security fobs, to the property manager. Make sure to leave a forwarding address and up-to-date contact information so they can easily contact you about the bond, the outgoing PCR, and any money that is due.

Bond disputes

The bond disposal must be agreed between the outgoing tenant and the property manager. Also, the bond disposal form must be approved by the same parties that approved the lodgement form. If this is not possible, a court order must be obtained from the Magistrates Court. The main basis on which the proposed disposal will be calculated is the comparison between the ingoing and outgoing PCR. If there is a dispute, the first step is to review the two PCR documents and seek advice from Consumer Protection. If consulting these resources does not resolve negotiations, the matter may need to be taken to the Magistrates Court for resolution.

Are you a tenant with Access Property Management? You can find more helpful resources here.


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Shirley Smith


We are, and have always been, a family-run enterprise. Founded by Shirley Smith in 1995, the idea for Access Property Management was conceived when Shirley realised there was a high level of demand for dedicated property management agencies, a need that was not being met by the existing real estate market. The agency is now headed by Shirley’s daughter, Stacy Whiting, who joined the business in 1996, and her husband, Mark Whiting, who has been at the agency for over 18 years. This focus on longevity extends to Access’ dedicated team of qualified property managers, with most staff having worked at the agency for 9 years or more.


Shirley’s original objective was to provide a closer link between property owners and high quality tenants provided by relocation companies and the corporate/executive sector. Over time we extended our services to better cater for the needs of all property investors and quality tenants, who were seeking a higher level of service, focus and experience.


For over 27 years, our family owned business has made an impact within the real estate industry in Perth Metro and based on our results we’ve established a strong reputation for integrity, distinction and innovation in real estate and management services.

Meet our team of dedicated property specialists.

“I have been using their services as a tenant, and I can say its an amazing experience. They are prompt at everything and quite helpful. Alongside, the property manager carry a great professional work ethics which is wonderful. You, as a tenant always feel accompanied by your property manager. Cheers.”

Rahul – Google

I would like to personally thank Kelly for her professionalism and pleasant manner when we were applying for a rental. My son Jarrod (18yrs) & daughter Nicole (22yrs) had been applying for rentals all of January with no success & I was disappointed that some of the agencies hadn’t even followed up on their good references to allow for a fair assessment of their application. As Kelly would know we were successful in this application but had to decline as we were also successful in purchasing a property in that same week. Kelly was very understanding and a pleasure to deal with. I will highly recommend your agency .

Heather – Prospective Tenant

“Mark, Stacy and the team at Access you are a pleasure to do business with. I highly recommend to anyone that requires high level, professional property management.”

Brett – Facebook

“I have rented through Access twice since 2010 and both times have been great, particularly the last time when I rented in South Perth and my rental agent was Kelly Duncan. What a delight she was and is and nothing was too much trouble. Thanks Kelly for such a great experience. Shame I couldn’t stay with you.”

Vanda – South Perth – Facebook

“It is always fantastic to deal with Stacy and the team at Access Property Management. Highly recommend to anyone!”

Anike – Facebook

“Many thanks for your help.  I have a couple of other properties and you guys are by far the easiest to work with and most professional.”

Dean – Owner

“I rented a property through Natalie at APM. She was attentive, proactive and professional – everything you could want in a property manager (as a tenant and as a home owner, as I am myself also). I highly recommend APM, their professional staff and convenient services.”

Daniel – Mt Pleasant – Facebook