Rental Bond WA — Complete Guide for Self-Managing Landlords

Every residential tenancy in Western Australia involves a security bond. It’s the money your tenant pays upfront to cover unpaid rent, property damage, or other costs at the end of the tenancy — and it’s one of the areas where self-managing landlords run into the most trouble with compliance.

WA has strict rules about how much bond you can charge, how quickly you must lodge it, how to release it when the tenancy ends, and what you can legitimately claim from it. The Residential Tenancies Amendment Act 2024 made significant changes to the bond release process, now reflected in the March 2026 prescribed tenancy agreement. Get any of these steps wrong and you face prosecution, delays getting your money back, or both.

This guide covers the complete bond lifecycle from collection to release, grounded in the Residential Tenancies Act 1987 and the current prescribed tenancy agreement. If you’re setting up a new tenancy and need help with the lease agreement itself, see our WA Lease Agreement (Form 1AA) guide. For the broader tenancy law framework behind bond collection, notices, and release disputes, see our WA residential tenancies act guide.

At a Glance

• Maximum bond: Four weeks’ rent (uncapped if weekly rent is over $1,200)
• Pet bond: Up to $350 on top of the security bond (not for assistance dogs)
• Lodgement deadline: Within 14 days of receipt — lodge with the Bond Administrator
• Bond release: Any party can now apply independently; disputes go to the Commissioner for Consumer Protection before the Magistrates Court
• Appeal period: 7 days from notice of the Commissioner’s decision
• Key sections: Section 29 (bond limits and receipts), Section 31 (bond increases), Part 5A Division 2 (bond release applications), Section 13C (appeals)

What WA Law Requires

The bond rules are set out primarily in Section 29 of the Residential Tenancies Act 1987, with additional provisions in Section 31 (bond increases) and Schedule 1 (lodgement and disposal through the Bond Administrator). Here are the non-negotiable legal requirements every WA landlord must follow.

You must issue a receipt immediately. The moment you receive bond money from a tenant, you are required to provide a receipt showing the date of payment, the name of the person who paid, the amount paid, and the address of the rental property. This applies to both full payments and partial instalments.

You must lodge the bond within 14 days. All security bonds — including partial payments — must be lodged with the Bond Administrator as soon as practicable and in any event within 14 days of receipt. Failure to lodge within this timeframe is a breach of the Act and carries a significant financial penalty.

You must lodge a record with the Bond Administrator. At the time of lodging the bond, you must also submit a completed lodgement form in the approved format. If you’re eligible to use BondsOnline eTransactions, this can be done electronically and the tenant will receive an email to approve the details online.

You cannot ask a tenant to sign a bond form before the tenancy ends. Under Section 29(8) of the Act, a lessor and property manager must ensure that a bond disposal form is not signed by a tenant unless the tenancy agreement has terminated and the form states the specific amounts to be paid to each party. The March 2026 Form 1AA (clause 59) restates this obligation in broader terms: it is an offence to “ask or require” a tenant to sign a security bond release application unless the agreement has terminated (or all tenants have delivered up vacant possession and the parties agree in writing to terminate under Section 81C(4)), or the application is for a partial release under Section 81D. In all cases, the form must state the specific amounts — blank forms are not permitted.

Bonds can be paid in instalments. The Act explicitly permits tenants to pay the security bond in instalments. Each instalment must still be receipted immediately and lodged with the Bond Administrator within 14 days of receipt.

How Much Bond Can You Charge

The maximum bond amount depends on the weekly rent for the property.

For most properties (weekly rent up to $1,200): the security bond must not exceed four weeks’ rent. If the weekly rent is $500, the maximum bond is $2,000. If the weekly rent is $350, the maximum bond is $1,400.

For higher-rent properties (weekly rent over $1,200): the four-week cap does not apply and you may charge a bond higher than four weeks’ rent. This threshold is set by regulation and could change — check the current prescribed amount if your property is near this range.

Pet bond (if the tenant is permitted to keep a pet capable of carrying parasites that can affect humans): you can charge an additional pet bond of up to $350. This is on top of the regular security bond. The pet bond amount was increased from $260 to $350 in the March 2026 prescribed tenancy agreement, and its permitted use was expanded to cover both damage caused by the pet and fumigation of the premises. A pet bond cannot be charged for assistance dogs.

Only one bond per tenancy agreement. You cannot require more than one security bond for a single tenancy agreement. If multiple tenants are paying, their contributions form one bond — and all names should appear on the lodgement form to protect each person’s share.

Separate bonds for separate agreements. If you have more than one rental property, or more than one tenancy agreement for a single property (such as rooming arrangements), each agreement must have its own separate bond.

Here’s a practical example. If the weekly rent is $500 and the tenant has a dog:

• Security bond: $2,000 (four weeks’ rent)
• Pet bond: $350
• Rent in advance: $1,000 (two weeks’ maximum)
• Total upfront: $3,350

Overcharging the bond — even by a small amount — is an offence under the Act. Double-check your calculation before collecting.

Lodging the Bond with the Bond Administrator

The Bond Administrator is a section within the Department of Local Government, Industry Regulation and Safety (DLGIRS). It holds all residential tenancy bonds in WA and manages the release process when tenancies end.

You can lodge a bond in several ways:

By email — scan the completed lodgement form and send it to bondsadmin@lgirs.wa.gov.au along with the bond payment.

By post or in person — at 303 Sevenoaks Street, Cannington, or at one of the regional offices.

Electronically via BondsOnline — if you are eligible to use BondsOnline eTransactions, bonds can be lodged electronically. The tenant will be sent an email asking them to approve the details online. This is the fastest and most reliable method.

Once the Bond Administrator receives and processes the lodgement, both you and the tenant will receive a record of payment. Keep this — you’ll need the bond reference number if you ever need to vary, release, or dispute the bond.

The service is free. The interest earned on residential tenancy bond accounts goes towards the cost of administration, dispute resolution, and tenancy education.

Pet Bonds — What Changed in March 2026

If you’re using the current prescribed tenancy agreement (Form 1AA dated March 2026), there are two changes to pet bonds you need to know about.

The maximum pet bond increased from $260 to $350. This applies to all new tenancies using the March 2026 Form 1AA. Existing tenancies using the previous form version retain the $260 cap unless the agreement is renewed on the new form.

The permitted use of the pet bond expanded. Under the previous form, the pet bond was described as being for “fumigation of the premises.” The Landlord’s Guide has always interpreted this more broadly to include pet damage, but the form wording was ambiguous. The March 2026 Form 1AA removes this ambiguity — the pet bond note now explicitly states it is for “the costs of any damage caused by the pet or fumigation of the premises.” This means you can claim from the pet bond for things like scratched doors, chewed skirting boards, or stained carpets caused by the pet — not just fumigation. Note that the underlying Act (Section 29(1)(b)(ii)) still references fumigation specifically — the form clarifies the practical scope rather than creating an entirely new right. For a full breakdown of the March 2026 form changes, see our Form 1AA guide.

Assistance dogs are always exempt. You cannot charge a pet bond for a tenant who keeps an assistance dog, regardless of the breed or size of the dog.

The keeping of certain dogs — such as American Pit Bull Terriers — is restricted under the Dog Regulations 2013. If your tenant wants to keep a breed you’re unsure about, contact your local council ranger or the Department of Local Government, Industry Regulation and Safety for advice before refusing permission.

Varying the Bond During the Tenancy

The bond amount doesn’t have to stay fixed for the life of the tenancy. There are several situations where it may need to change.

Bond increase after a rent increase

If you’ve given a valid rent increase notice, you can increase the security bond by giving the tenant a written notice that states the additional amount and the day it is payable. Three conditions must be met:

1. A legal rent increase must have occurred with the appropriate notice
2. You must give at least 60 days’ notice of the bond increase
3. For weekly rents up to the current high-rent threshold, the increased bond still cannot exceed four weeks’ rent at the new rate (plus any pet bond)

The additional amount cannot be payable before the day the rent increase takes effect. The tenant can pay the increase earlier if they choose, but you cannot require early payment.

Co-tenancy changes

If a co-tenant leaves and their share of the bond is released, you can require the remaining tenant to top up the bond to the original amount. This protects your position without penalising the remaining tenant unfairly.

Bond reduction

The bond can be reduced at any time with the consent of both parties. However, you are not obliged to partially refund the bond if the rent decreases during the tenancy. If the rent drops, it’s your choice whether to reduce the bond to match — there’s no legal requirement to do so, though keeping the bond at four weeks’ current rent simplifies things at the end of the tenancy.

Partial release during the tenancy

The March 2026 Form 1AA introduced explicit provisions for partial release of the security bond during the tenancy (Section 81D) — for example, where the rent decreases or a pet is no longer kept at the premises. This can be applied for through the Bond Administrator without ending the tenancy.

The Bond Release Process

This is where the rules changed most significantly. The bond release process was overhauled by the Residential Tenancies Amendment Act 2024, which inserted Part 5A Division 2 (Sections 81C–81I) into the Act. These changes are now reflected in the current prescribed tenancy agreement (Form 1AA, March 2026).

How it used to work (pre-March 2026)

Under the previous system, releasing the bond required either a Joint Application for Disposal of Security Bond signed by both the landlord and tenant, or a court order. If the parties disagreed, the only option was the Magistrates Court.

How it works now

Any party can apply independently (Section 81C). One, some, or all parties to the tenancy agreement can apply to the Bond Administrator for the release of the security bond. You no longer need the tenant’s signature to start the process — and the tenant doesn’t need yours.

If all parties agree, the bond is released. Where a security bond release application is made or agreed to by every party the Bond Administrator knows is a party to the agreement, the bond is paid out according to the application.

If any party disputes or doesn’t respond, it goes to the Commissioner (Section 81F–81I). Where the application is not made by all parties, the Bond Administrator must give written notice to every party who didn’t make the application. If that party disputes the application or simply doesn’t respond within the stated period, the Bond Administrator refers the application to the Commissioner for Consumer Protection for a decision.

The Commissioner decides (Section 11I). The Commissioner can consider submissions from both parties and make a decision on how the bond should be paid out. This is a significant change — it means most bond disputes can now be resolved without going to the Magistrates Court, which is faster and less costly for both parties.

Either party can appeal the Commissioner’s decision (Section 13C). If you’re unhappy with the Commissioner’s decision, you can appeal to the Magistrates Court within 7 days of receiving notice of the decision. A magistrate can extend this period, but don’t rely on that — treat the 7-day deadline as firm. The appeal is by way of full rehearing, meaning the court considers the matter fresh rather than simply reviewing whether the Commissioner made an error.

The Commissioner can also decline to decide (Section 11L). The Commissioner may refer the parties to the Magistrates Court instead of making a decision if the dispute is too complex, the amount in dispute exceeds the bond, the Commissioner can’t contact a party, or it’s otherwise appropriate. Either party can also apply to the Magistrates Court directly under Schedule 1 of the Act, independent of the Commissioner pathway.

The Bond Administrator can only release the bond when it receives: a security bond release application agreed to by all parties, a decision of the Commissioner for Consumer Protection, or an order of the court.

What you need to provide

If you’re claiming part of the bond — for unpaid rent, damage, or cleaning costs — the prescribed tenancy agreement requires you to provide the tenant with evidence to support the amount you’re claiming. This means receipts, quotes, photos, or your property condition report showing the difference between move-in and move-out condition. Vague claims without supporting evidence are unlikely to succeed, whether the decision is made by the Commissioner or the court.

Timing

Release the bond as soon as possible after the tenancy ends. Delays create frustration for tenants and can lead to complaints to Consumer Protection. If you need time to assess the property, communicate this clearly to the tenant and provide a realistic timeline.

If six months pass after a tenancy ends without the bond being disposed of through an application or court order, the Bond Administrator may dispose of the bond in accordance with the prescribed regulations.

Bond Disputes — When You and the Tenant Disagree

Disagreements over bond deductions are one of the most common sources of conflict at the end of a tenancy. Here’s how to handle them properly.

Try to negotiate first

The vast majority of bond disputes can be resolved through direct negotiation. Compile a detailed statement listing every item you want to claim from the bond, supported by evidence — photos of damage, the property condition report from move-in, receipts or quotes for repair work, and a rent ledger showing any arrears. Present this to the tenant in writing and give them a reasonable opportunity to respond.

Be prepared to compromise. Not every mark on a wall is tenant damage — fair wear and tear is the tenant’s right. A scuff on a skirting board after a two-year tenancy is normal. A hole kicked through a door is not. The key is having evidence that distinguishes genuine damage from reasonable use. For more on what counts as fair wear and tear, see our property condition report guide.

Commissioner for Consumer Protection (new pathway)

If negotiation fails, either party can lodge a security bond release application with the Bond Administrator claiming the amount they believe they’re entitled to. When the other party disputes or doesn’t respond, the application is referred to the Commissioner for Consumer Protection.

The Commissioner may request further information from either party (Section 11G) and can require evidence to be verified by statutory declaration. If a party doesn’t comply with a request for information, the Commissioner may decide the application without their input — so respond to any correspondence promptly.

The Commissioner’s decision takes effect, but either party can appeal to the Magistrates Court within 7 days if they disagree with the outcome. The appeal is by way of full rehearing — so treat it as a second chance, not a rubber stamp. If you miss the 7-day window, a magistrate can extend it, but don’t rely on that.

Magistrates Court

If the Commissioner declines to decide the application (Section 11L), or if the dispute involves amounts exceeding the bond (for example, if damage costs exceed the bond amount), the matter goes to the Magistrates Court. Either party can also apply to the court directly under Schedule 1 clause 8 of the Act, independent of the Commissioner pathway. Applications can be made online through the court’s electronic lodgement system.

During the application, you may be asked to enter the bond reference number and party details — these are on your bond lodgement certificate. If you don’t have it, email bondsadmin@lgirs.wa.gov.au to request a copy.

Once the application is lodged, the court will send a copy to the tenant, who has three options: agree to settle the dispute, dispute the application within seven days, or ignore the application — in which case the court may issue an order for the release of the bond after seven days.

A magistrate may also order the tenant to pay compensation for losses caused by any breach of the tenancy agreement, including failing to comply with a possession order or losses incurred from the property being abandoned.

What You Can (and Can’t) Claim From the Bond

The bond exists to cover specific costs the tenant is liable for at the end of the tenancy. Not everything is claimable.

You can claim for:

• Unpaid rent (including rent owing up to the date vacant possession is given)
• Outstanding water consumption charges
• Damage to the property or chattels beyond fair wear and tear
• Damage to common areas and chattels within a common area, where relevant
• Cleaning costs if the property is left in a condition requiring cleaning beyond what normal wear would produce
• Cost of replacing unreturned keys and access devices, or changing locks if keys are not returned
• From the pet bond: damage caused by the pet and fumigation costs (under the March 2026 Form 1AA — note that the underlying Act at Section 29(1)(b)(ii) still references fumigation specifically, so pet damage claims rely on the form’s broader interpretation rather than express statutory language)

You cannot claim for:

• Fair wear and tear — gradual deterioration from normal use over time. Faded curtains, minor scuffs on walls, worn carpet in high-traffic areas, and small nail holes from picture hooks are all examples of fair wear and tear
• Pre-existing damage — anything documented on the property condition report at the start of the tenancy cannot be claimed as tenant damage
• Improvements or upgrades — you cannot use the bond to fund improvements beyond restoring the property to its original condition, allowing for fair wear and tear
• Re-letting costs — the bond is not for the cost of finding a new tenant

Depreciation matters. You cannot claim “new for old” from the bond. If a five-year-old carpet needs replacement due to tenant damage, the claim must account for the carpet’s age and remaining useful life. Contact the Australian Taxation Office for guidance on calculating depreciation. The Magistrates Court will apply depreciation to any damage claim, so factor this into your calculations from the start.

Department of Communities (Housing) Bonds

If the original security bond was paid by the Department of Communities (Housing), different rules apply at the end of the tenancy. The bond is generally repayable directly to Housing, not to the tenant.

When the tenancy ends, confirm the arrangements with your tenant and with Housing directly. If there are deductions to be made, tell both Housing and the tenant. Housing will require the tenant to repay any balance to the department.

If the tenancy ended because you served a notice for arrears or another breach, our WA eviction notice guide guide covers that process separately. If the tenancy ended early because the tenant left before the fixed term expired, see our WA break lease guide guide.

Common Mistakes Landlords Make

Not lodging the bond within 14 days

This is the most common and most consequential mistake. The 14-day deadline is strict — “as soon as practicable and in any event within 14 days” — and failure to comply is a prosecutable offence. Set a calendar reminder the day you receive any bond payment. If you receive the bond in instalments, each instalment triggers its own 14-day deadline.

Overcharging the bond

Charging more than four weeks’ rent (for properties under $1,200/week) or more than $350 for a pet bond is an offence. Double-check your arithmetic before collecting — an honest miscalculation is still a breach. The Bond Administrator and Consumer Protection both handle complaints about overcharging.

Not issuing a receipt

You must issue a receipt immediately upon receiving bond money — not the next day, not when you get around to it. The receipt must show the date, payer’s name, amount, and property address. Many self-managing landlords overlook this because property managers usually handle it automatically. If you’re managing yourself, build this into your process from day one.

Asking the tenant to sign a blank or premature bond release form

It is an offence under Section 29(8) to allow a tenant to sign a bond disposal form before the tenancy has terminated, or without the specific amounts stated. The March 2026 Form 1AA (clause 59) extends this to “ask or require” a tenant to sign a security bond release application. Asking a tenant to sign a blank form or pre-sign before the tenancy ends carries a significant financial penalty.

Not keeping the bond lodgement certificate

The bond reference number on the lodgement certificate is essential for any future variation, release, or dispute. If you lose it, you’ll need to request a copy from bondsadmin@lgirs.wa.gov.au before you can proceed with any bond action at the end of the tenancy. Keep it in your tenancy file from day one.

Claiming without evidence

Whether the decision-maker is the Commissioner for Consumer Protection or the Magistrates Court, unsupported claims fail. You need a property condition report from the start of the tenancy, a condition assessment from the end, and evidence (photos, receipts, quotes) linking any damage to the tenant’s occupation. Without the move-in condition report, establishing what damage the tenant caused versus what was pre-existing becomes extremely difficult.

Ignoring the new release process

Landlords who haven’t read the current Form 1AA may still expect the old Joint Application process where both parties must sign. If a tenant lodges a release application independently and you don’t respond to the Bond Administrator’s notice within the stated timeframe, the matter will be referred to the Commissioner — and the Commissioner may make a decision based on the information available, which could mean without your input. Always respond to Bond Administrator correspondence promptly.

Forgetting depreciation

Claiming the full replacement cost for an item that was already years old will not succeed. The Magistrates Court applies depreciation — and the Commissioner is likely to do the same. Account for the age and condition of items when calculating your claim. The Australian Taxation Office publishes effective life guidelines that courts commonly reference.

Frequently Asked Questions

How much bond can I charge in WA? For most properties, the maximum security bond is four weeks’ rent. If the weekly rent is over $1,200, this cap does not apply. If the tenant has a pet (other than an assistance dog), you can charge an additional pet bond of up to $350 on top of the security bond. You can only charge one security bond per tenancy agreement.

How long do I have to lodge the bond with the Bond Administrator? You must lodge the bond as soon as practicable and in any event within 14 days of receiving it. This applies to each payment — if the tenant pays in instalments, each instalment has its own 14-day deadline. Failure to lodge within this timeframe is a breach of the Act and can result in prosecution.

Can the tenant pay the bond in instalments? Yes. The Act explicitly allows security bonds to be paid in instalments. Each instalment must be receipted immediately and lodged with the Bond Administrator within 14 days of receipt. The total bond amount still cannot exceed the legal maximum.

What’s the difference between the security bond and the pet bond? The security bond covers unpaid rent, water charges, property damage, and other costs the tenant may be liable for at the end of the tenancy. The pet bond is a separate amount (up to $350 under the March 2026 Form 1AA) specifically for damage caused by the pet and fumigation costs. Note that the Act itself (Section 29(1)(b)(ii)) still references fumigation specifically — the broader scope covering pet damage comes from the prescribed tenancy agreement rather than express statutory language. They are collected and lodged together but serve different purposes. You cannot charge a pet bond for assistance dogs.

What changed about bond release in March 2026? The Residential Tenancies Amendment Act 2024 overhauled the bond release process, with the changes now reflected in the March 2026 Form 1AA. The most significant change is that any party can now independently apply to the Bond Administrator for the release of the bond (Section 81C) — you no longer need both parties to sign a joint application. If the other party disputes the application or doesn’t respond, the Bond Administrator refers the matter to the Commissioner for Consumer Protection for a decision (Section 81I). This replaces the old system where the only options were a jointly signed form or the Magistrates Court.

Can I withhold the bond if the tenant owes rent? You cannot simply keep the bond — it is held by the Bond Administrator, not by you. To claim unpaid rent from the bond, you must lodge a security bond release application specifying the amount you’re claiming and provide evidence of the debt (such as a rent ledger). If the tenant agrees, the Bond Administrator releases the funds accordingly. If they disagree, the matter goes to the Commissioner for Consumer Protection or the Magistrates Court.

What is fair wear and tear and how does it affect bond claims? Fair wear and tear is the gradual deterioration that occurs from normal, reasonable use of the property over time. Faded paint, minor scuffs on walls, worn carpet in hallways, and small marks around light switches are typical examples. You cannot claim from the bond for fair wear and tear — only for damage that goes beyond normal use. Your property condition report from the start of the tenancy is the key document for distinguishing between pre-existing condition, fair wear and tear, and genuine tenant damage.

What happens if I don’t respond to the Bond Administrator’s notice about a release application? If a tenant lodges a bond release application and the Bond Administrator sends you notice, you must respond within the stated timeframe. If you dispute the application, the matter is referred to the Commissioner for Consumer Protection. If you don’t respond at all, the matter is still referred to the Commissioner — but the Commissioner may decide based on the information available, which could mean without your input. Always respond promptly.

Can I increase the bond during the tenancy? Only following a valid rent increase. You must give the tenant at least 60 days’ written notice of the bond increase, and the increase cannot take effect before the rent increase does. For weekly rents up to the current high-rent threshold, the total bond after the increase still cannot exceed four weeks’ rent at the new rate, plus any pet bond.

What if the damage exceeds the bond amount? The bond is not a cap on your claim — it’s simply the amount held by the Bond Administrator. If the tenant’s liability for unpaid rent, damage, or other costs exceeds the bond, you can apply to the Magistrates Court for compensation for the full amount. However, recovering money from a former tenant beyond the bond can be difficult in practice, especially if they have limited means. For guidance on the court application process, see our WA eviction guide.

Do I need to do a final inspection before releasing the bond? The Act does not prescribe a formal “final inspection” process, but it’s strongly recommended. Compare the property’s condition at the end of the tenancy to the property condition report completed at the start. Take dated photos of every room. This evidence is essential if you need to claim any amount from the bond — without it, you have no documented basis for a damage claim.

What happens to the bond if the tenant abandons the property? If the tenant abandons the property, you can still apply for release of the bond through the Bond Administrator. The tenant’s belongings must be handled in accordance with the Act — you cannot simply dispose of them. For the abandonment process, see our WA eviction guide.

If you’re setting up a new tenancy, start with our WA lease agreement guide. For the broader tenancy law framework behind bond collection, notices, and end-of-tenancy disputes, see our WA residential tenancies act guide.

Related guides for WA landlords

If you are building out the full landlord workflow for this state, these guides connect this page to the rest of the tenancy process.

Same-state guides

• WA lease agreement guide
• WA property condition report guide
• WA rent increase guide
• WA eviction notice guide
• WA break lease guide

Compare rental bond guides in other states

• NSW rental bond guide
• QLD rental bond guide
• VIC rental bond guide
• SA rental bond guide
• Tasmania rental bond guide
• ACT rental bond guide

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