The new process for releasing a bond has started on 28 March 2026. Several information sessions were held with tenants, landlords and real estate professionals. You can watch the New Bonds process presentation if you have missed it.
The following questions and answers came from those sessions.
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Q: Which team do I make an application to?
A: Submit your Security Bond Release Application (bond release application) to Bonds Administration. This team manages bond lodgement and payout processes, maintains bond records, and oversees the BondsOnline system.
If an application is disputed, Bonds Administration will refer it to the Determinations Branch. This team is made up of authorised delegates of the Commissioner for Consumer Protection, who make bond release decisions on the Commissioner’s behalf.
Q: Who can apply for the release of the bond under the new process?
A: Anyone on the rental agreement can apply for the release of the bond by submitting a bond release application. Bonds Administration will notify everyone else listed on the bond about the application. If everyone agrees, the bond will be paid out.
If someone disputes or does not respond, the application will be referred to the Determinations Branch. The Determinations Branch will invite everyone listed on the bond to submit information and evidence before a decision is made.
Q: When can I apply for the release of security bond?
A: A bond release application should be submitted after the following steps have been completed:
- the tenancy has ended
- the final inspection is completed
- the outgoing Property Condition Report (PCR) has been provided to the tenant
- the tenant and landlord have discussed the bond release
- if there’s a landlord claim to the bond, the tenant and landlord have negotiated a fair deduction and left sufficient time to gather information
- the landlord and tenant have decided who is submitting the bond release application
Q: What is the Notice of Security Bond Release?
A: This notice is sent by Bonds Administration to anyone on the bond who did not submit the bond release application. It tells them about the application and the claims made and gives them a chance to respond. They usually have 14 days to reply, with extra time allowed for postage. The notice will state the exact timeframes for response.
Q: What happens if I need more time to respond to Bonds Administration’s Notice of Security Bond Release?
A: The response deadline cannot be extended. If you do not respond in time, the application will be sent to the Determinations Branch.
If everyone later agrees on how the bond should be released, you can still lodge a new bond release form signed by everyone listed on the bond. Bonds Administration will then release the bond according to that agreement.
Q: What are the timeframes for responding to the Notices of Security Bonds Release Application when a manual bond release application is made?
A: All manual notices of Security Bond Release Application will be given six extra days to allow for postal delivery delays. The response timeframe will be stated in the notice.
Bonds Administration can still accept a notice of a party’s agreement after the release application has been referred to the Commissioner for a decision.
Q: What happens if a tenant applies to release the bond before the final inspection has occurred, and outgoing PCR has been issued?
A: Under the Residential Tenancies Act 1987 (WA), anyone on the tenancy agreement can make a Security Bond Release Application any time after the tenancy has ended. However, Consumer Protection encourages everyone not to apply for bond release until:
- the final inspection has been completed;
- the outgoing property condition report (PCR) has been issued; and
- the tenant and landlord have tried to negotiate a fair deduction for any claims.
If the tenant submits the release application before these steps are complete, the landlord or property manager will still have 14 days to respond to the application, so they should continue carrying out the final inspection and issue the outgoing PCR within 14 days, as usual.
The landlord or property manager should then respond to the tenant’s application. If they still need time to collect invoices to support their bond claim, they may choose not to respond to the Notice of Security Bond Release Application.
If Bonds Administration does not receive a response within 14 days, the application is automatically referred to the Commissioner for a decision.
Everyone will then have a further 10 days to provide evidence to the Commissioner to support their views.
If a landlord or property manager can show additional time is genuinely needed to complete repairs or obtain invoices to support a bond claim, an extension may be granted during the Determinations process.
Q: Can I claim an amount greater than the bond amount on the Security Bond Release Application?
A: No. You cannot claim more than the total bond amount held by Bonds Administration.
The pet bond can only be claimed for pest control (fumigation) or pet-related damage. The security bond can also be used to cover the cost of cleaning and damage caused by a pet if damage exceeds the value of the pet bond. However, a pet bond cannot be used for any non-pet-related claims.
Q: Is there a place on the new Security Bond Release Application form for the tenant to sign to agree to the bond claim?
A: Yes, the new Security Bond Release Application form allows all parties to the bond to sign and agree to the bond release, in the same way as the Joint Application for Disposal of Security Bond form did.
Bonds Administration will accept the bond release form if at least one party to the bond signs the form and the form is otherwise complete (i.e. bond amounts and other bond details match). This is different to the previous disposal process, where all parties had to sign the form for it to be considered valid and complete.
Q: I have access to BondsOnline. Can I still use it to submit a bond release?
A: Yes.Q: If an agent starts the Security Bond Release Application, will the landlord be included in the communications, or just the tenants?
A: Where a real estate agent is authorised by landlords to act on their behalf, Bonds Administration will send notices to the agent. This is because the management authority authorises the real estate agent to receive notices on behalf of the landlord. There has been no change to this process.
This means that the Notice of Security Bond Release Application will not be sent to the landlords where an agent manages the tenancy.
Q: Are the bond release applications processed through BondsOnline or through the eCourts portal?
A: Only Magistrate Court applications and appeals of the Commissioner’s decision are processed through the eCourts portal.
Property managers and private landlords with BondsOnline access can submit a Security Bond Release Application using BondsOnline.
Once the application is submitted, parties who didn’t make the application will receive a Notice of Security Bond Release Application. This notice gives all parties 14 days to respond to the application.
If any party disputes or does not respond to the application within 14 days, then the application is automatically referred to the Commissioner for a decision. The Commissioner will make a decision and give all parties a written copy of the decision which sets out the reasons for the decision.
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Q: Are there any costs that the landlord, agent or tenant will incur in the Commissioner determinations process?
A: No, the Commissioner determinations process is a free service.
Q: What is the Invitation to Make a Submission about a Bond Release Application?
A: This notice is sent by the Determinations Branch to everyone listed on the bond. It tells them that the bond release application has been referred to the Determinations Branch and invites them to provide evidence to support their views on the amounts in the application.Everyone has 10 days to respond to this notice; however, this timeframe can be extended under reasonable circumstances.
Q: What happens if I need more time to respond to the Invitation to Make a Submission about a Bond Release Application?
A: If you have a valid reason for needing an extension, you can contact the Determinations Branch at the phone number or email address provided on the Invitation to Make a Submission about a Bond Release Application to request additional time to respond. An officer will assess your request and confirm whether an extension has been granted.
Q: What evidence should I provide to the Determinations Branch?
A: The Commissioner’s Guidelines – Bond disputes in a rental provides advice about the different claim categories and what evidence could be provided to support or dispute a claim.
Evidence the landlord should provide to support their claim would include:
- Lease agreement
- Ingoing and outgoing property condition reports
- Photos of damage
- Invoices from a business with an Australian Business Number
- Receipts for products purchased to undertake the repairs
- Receipt for payment of insurance excess
- Rental ledger and payment records
Evidence the tenant could provide to dispute the claim would include:
- Dated photos to show the claimed damage was existing at the start of the tenancy
- Ingoing property condition report, with tenant’s mark-up, noting existing condition of the property
- Email correspondence with the landlord about the claim
- Landlord’s written agreement that an approved modification to the property didn’t need to be removed, or the property restored, at the end of the tenancy
- Payment records for rent and utilities
- Any other evidence showing why they are not responsible for the claim
Q: Can the Commissioner accept quotes as supporting evidence?
A: The Commissioner must be satisfied that the landlord has suffered a real financial loss because of a breach of the lease by the tenant – for example, that the landlord has paid, or will need to pay, to fix the breach.
A quote is weaker evidence than an invoice because it doesn’t show that the work was actually done or paid for, so it’s harder to prove the landlord has suffered a real loss.
If an invoice cannot be provided to support the landlord’s claim, the Commissioner’s delegate may consider a quote, together with other evidence, to help them decide the claim. For example, where a landlord or property manager can show that they have booked a tradesperson to replace a benchtop, and the installation is delayed due to availability of the benchtop, the Commissioner’s delegate could consider a booking confirmation, along with the tradesperson’s quote, to decide a whether the claim is reasonable.
Q: When should I provide my evidence to the Determinations Branch?
A: Only provide your evidence if the bond release application has been referred to the Determinations Branch. Once this happens, everyone involved will receive a formal notice with instructions on how to submit their evidence.
Q: Can I change my mind and agree after the application has been sent to the Determinations Branch?
A: Yes. If everyone agrees, you can lodge a new bond release form signed by everyone listed on the bond. You must also include signed ID for everyone, or a copy of the lease with original signatures so they can be verified.
Send these documents to Bonds Administration any time before the Commissioner’s decision is issued.
Q: In the event the bond dispute goes to the Commissioner, can real estate agents charge the tenant for any costs the landlord incurs as a result?
A: No. The Commissioner Determinations process is free. The decision is made based on evidence and documentation supplied, so neither party has to pay anything to take part.
Section 81E of the RTA lists the specific things a landlord is allowed to claim from the bond. These include any rent or other charges owing and payable under the tenancy agreement, losses from a breach of the tenancy agreement by the tenant, the reasonable cost of repairing damage the tenant caused, and cleaning if the property wasn’t left reasonably clean.
It does not include compensation for the landlord’s time, inconvenience, or loss caused by the matter being referred to the Commissioner.
Q: Can the landlord claim more than the bond amount?
A: The total claim cannot be more than the bond held by Bonds Administration.
If the landlord’s total claim is for more than the bond held, the landlord has two options:
- Follow the normal bond release process (including Commissioner determinations if required) to release the bond first and then make a separate application to the Magistrates Court for the remainder of the claim.
- Apply directly to the Magistrates Court for both:
- the release of the bond, and
- the additional amount owed.
- the release of the bond, and
Claims which exceed the value of the bond can only be dealt with by the Magistrates Court, not the Bond Administrator or the Commissioner for Consumer Protection.
Q: Will decisions by the Commissioner for Consumer Protection regarding bond release favour the tenant?
A: The Commissioner’s decisions will be transparent and fair, based on evidence provided by the tenant and landlord. A written decision will be provided to the landlord and tenants so they can read the reasons why the bond was released in a particular way.
Q: How long does it take for the Commissioner to review and advise of the decision?
A: The Commissioner considers all the information and evidence provided by everyone listed on the tenancy agreement. If more information is needed, the Commissioner may request it and give all parties more time to respond.
The time it takes for the Commissioner to make a decision will vary from case to case. Tenants and landlords can help the process by responding promptly to requests from the Commissioner.
Q: What happens to bond matters with current hearings pending that are scheduled for weeks/months away?
A: Any pending bond disputes before the Magistrates Court of Western Australia (Magistrates Court) will be decided by the Court.
The Commissioner for Consumer Protection (Commissioner) will decline to decide a Security Bond Release application if they are aware that another dispute relating to the tenancy agreement is before the Magistrates Court.
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Q: How can I lodge an appeal of the Commissioner’s decision?
A: Everyone listed on the bond will receive a notice of the Commissioner’s decision which includes instructions on how to appeal a decision with the Magistrates Court. More information about appealing the Commissioner's decision.
If you lodge an appeal, you should tell Bonds Administration within seven days of the Commissioner’s decision and provide proof. If you don’t, the bond will likely be paid out according to the Commissioner’s decision.
Q: Will you pay out the bond as soon as the decision is made?
A: Bonds Administration will wait seven days (the appeal timeframe) from the date of the decision before paying out the bond.
Q: What if I can’t lodge my appeal within seven days?
A: The Residential Tenancies Act 1987 (WA) requires that an appeal is lodged within seven days of the Commissioner’s decision being made. We suggest that you try your best to lodge an appeal within this timeframe.
If you are unable to lodge your appeal within the seven-day timeframe, you could still lodge your appeal and ask the Magistrates Court to accept your appeal out of time. It would be up to the Magistrates Court to decide whether to accept your appeal after the seven-day timeframe.
Q: Will Bonds Administration hold a bond if the landlord or tenant indicates they will appeal the Commissioner’s decision?
A: Bonds Administration will hold off paying out a bond if someone listed on the bond provides evidence that they have submitted an appeal application to the Magistrates Court within the seven-day timeframe.
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Q: Can I apply to release a bond that is more than four times the weekly rent?
A: Yes, the new bond release process applies no matter how large the bond is.
Note: A security bond is normally capped at four weeks’ rent, but if the weekly rent exceeds a set threshold under the Residential Tenancies Regulations 1989, the bond can be higher.
Q: Will it be harder for landlords to get the bond where there is rent owed or damage to the property?
A: A landlord’s ability to claim for rent owed and damages caused by the tenant has not changed. To provide clarity for tenants, landlords will now need to categorise their claims from the tenant’s bond.
Q: How will the new bond release process work where there is family violence?
A: There is no change to the process for removing a party from a bond where there is family violence.
If a person is being removed from the lease under family violence provisions in the Residential Tenancies Act 1987, the tenant, or former tenant, may apply to the Magistrates Court for:
- a determination of the rights and liabilities of the parties, and
- an order to remove a party from the bond.
Alternately, if a person agrees to be removed from both the lease and the bond, they can complete a bond variation form with the managing party (the property manager or landlord). This removes their name and interest from the bond.
Tenants should seek legal advice about whether they should sign a variation form to remove themselves from the bond. Once they are removed from the bond, they no longer have any entitlement to the bond.
Where the tenancy has ended and parties want to release the bond, any party can submit the bond release application under the new process. Importantly, the person experiencing family violence (victim-survivor) and the perpetrator do not need to sign the same form.
If you are a tenant and want to seek legal advice about this situation, you can find a list of service providers at Tenancy Advice and Education Services.
Q: What will happen if a co-tenant leaves the property before the tenancy ends?
A: There is no change to the process for removing a person from a bond.
If a person is being removed from both the lease and the bond, and agrees to the change, they can complete a bond variation form with the property manager or landlord. This removes their name and interest from the bond.
Tenants should organise any transfer of money between themselves before signing a variation form and should seek legal advice if they are unsure. Once a tenant is removed from the bond, they no longer have any right to claim any part of the bond at the end of the tenancy.
If you are a tenant and want to seek legal advice about this situation, you can find a list of service providers at Tenancy Advice and Education Services.
Q: When rent is increased, does the bond increase too?
A: The provisions for bond top-ups have not changed.
A landlord can request a bond up to the value of 4 weeks’ rent (where weekly rent is up to $1200). If the rent has increased, a landlord may ask for a bond top-up.
Following the rent increase, the landlord or property manager must give the tenant 60 days’ notice, in writing, before increasing the bond.
Q: I know my bond hasn’t been lodged with Bonds Administration – what should I do?
A: For residential tenancies in WA, the landlord is required to lodge a security bond with Bonds Administration within 14 days of receiving it. If you are a tenant, and your landlord has not lodged the bond with Bonds Administration, lodge a complaint with Consumer Protection.
Q: Do real estate agents need to update their current periodic leases due to the new changes to the Form 1AA Lease Agreement?
A: No, there is no need to update the current periodic leases because of amendments to the Form 1AA. However, the new form must be used for any new periodic lease beginning after the changes take effect.
Any terms of an existing lease that are inconsistent with the amendments will become invalid from the date of commencement.
Q: Will landlords still require a Court order when submitting an insurance claim?
A: Your insurance provider is best placed to advise landlords on their requirements for making an insurance claim with them. The Commissioner does not play any role in the insurance claim process. The Commissioner can only make a decision about releasing the bond held with Bonds Administration.
If the landlord intends to make a claim that exceeds the value of the bond held by Bonds Administration, they may consider:
- releasing the bond through the Commissioner determinations process and separately applying to the Magistrates Court for an order relating to the remainder of the claims; or
- applying to the Magistrates Court for an order relating to all claims and the release of the bond.
Q: What happens over Christmas and public holidays? Will the timeframes be extended, or will LGIRS be closed?
A: LGIRS offices may close during the Christmas period and are closed on all public holidays. However, tenants and landlords can still use BondsOnline and Consumer Protection’s online services to respond to a bond release application or provide information at any time.
Notices issued by Bonds Administration and Commissioner determinations will continue to show the standard response timeframes, even if those dates fall on a public holiday or during the Christmas closure period.
If an application is referred to Commissioner determinations for a decision, parties can request additional time to provide their evidence. If there is a valid reason for the requested extension, such as ensuring everyone has a fair opportunity to participate in the process over the Christmas closure, the Commissioner may approve the extension.
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Q: Can landlords increase existing pet bonds? And if so, is there any notice period?
A: After the regulations commence, the maximum pet bond that can be taken for residential tenancy bonds will be $350. There is no requirement to increase a pet bond held by Bonds Administration to the maximum amount for residential tenancies; however, landlords may ask for it to be topped up. An existing pet bond can only be increased to $350 at the time of the next rent increase or when a new pet request is approved. Rent increases can only occur every 12 months.
The landlord or property manager must give the tenant notice before increasing the bond. There is no specific form, however the notice must be in writing and provide the tenant with 60-days’ notice. A notice to increase the pet bond to $350 can only be issued after the regulations commence.
The maximum pet bond that can be taken for residential park bonds will not change and remain $260.
Q: Why is the category on the bond release form labelled pet fumigation, rather than just pet, when the pet bond can be used for damage as well?
A: The Security Bond Release Application form is used to release two different types of bonds, residential tenancy bonds and residential park bonds. When the new provisions start, each bond type will have different rules about what can be claimed from a pet bond.
The claim categories on the form let parties know what is being claimed from the total bond. They explain why a claim is being made, not what portion of the bond (for example, tenancy bond or pet bond) the claim is being made from.
The “Repairing damage” category should be used for any damage, whether caused by a tenant or pet. The “Pet fumigation" category should be used where it’s necessary to fumigate the premises because a pet capable of carrying parasites that can affect humans was kept at the property.
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Q: What section of the Security Bond Release Application form can be used by tenants and landlords to note funds that need to be returned to the Department of Housing and Works towards repaying the bond loan debt?
A: Bond assistance loan repayment is covered in Section 5 of the Security Bond Release Application form.