Disputing a bond deduction in Western Australia is a structured process. If you have evidence and you act promptly, you have a genuine chance of recovering money that shouldn't have been taken. Here's how to do it.
Before You Dispute — Assess Your Position Honestly
Before investing time in a dispute, assess whether the claim has merit. Were there genuine cleaning issues? Was there damage beyond fair wear and tear? Is the claimed amount reasonable? If the answer is yes to any of these, a partial concession may be more practical than a full dispute.
If the claim is for cleaning that you had professionally done, for damage that was already present at the start of your tenancy, or for fair wear and tear, you have a strong position to dispute.
Step 1 — Gather Your Evidence
- Ingoing Property Condition Report
- Outgoing Property Condition Report (request a copy if not received)
- Professional cleaning receipts
- Carpet steam cleaning receipt
- Date-stamped photos taken after the clean and before key return
- All written correspondence with the property manager
- Bond back guarantee documentation from your cleaner
Step 2 — Write a Formal Dispute Letter
Send an email to the property manager stating clearly: you dispute the claim, the specific items you dispute, and your evidence for each. Keep it professional and factual. Attach your evidence. Request a response within 7 days.
Step 3 — Contact Consumer Protection WA
If the property manager doesn't respond or won't negotiate, contact Consumer Protection WA. They provide free advice and in some cases offer conciliation services. Phone 1300 30 40 54.
Step 4 — Magistrates Court Application
If the property manager has applied to the Bond Administrator to withhold part of your bond, you can lodge a counterclaim with the Magistrates Court of WA. File at the nearest Magistrates Court, pay the filing fee (around $70–$130 depending on claim amount), and present your evidence. The court makes a binding decision.
Timeline
Act quickly — bond disputes have time limits. The property manager must apply to the Bond Administrator within 30 days of the end of the tenancy. Respond to any claim promptly and don't let correspondence go unanswered.
We respond within 1 hour, 7 days a week.