We see landlords get bond wrong in two places: not lodging it in time, and not knowing what actually happens when a tenant disagrees at refund time. One comes with a straightforward financial penalty, the other can end up in front of the Tenancy Tribunal.
Here’s how we handle both, from what you can charge through to getting the money back to the right person at the end.
How Much Bond We Set, and Why
We set bond at the maximum an owner’s entitled to as standard, because it’s the only real protection against unpaid rent or damage once a tenancy ends. A general bond is capped at 4 weeks’ rent.
Where a property allows pets, we also charge a separate pet bond of up to 2 weeks’ rent, on top of the general bond. Landlords need reasonable grounds to refuse a pet outright these days, so a pet bond is often the more workable option when an application comes in.
Why Lodgement Never Waits With Us
The 23 working day lodgement window is one of the easiest compliance deadlines to lose track of, and one of the few that comes with a straightforward financial penalty attached if it’s missed.
That’s exactly why bond lodgement happens as a standard part of how we manage your property from day one with us, not something left until the deadline is close.
How We Handle Refunds Now
We submit every refund through Bond Hub, not on paper, because paper forms are what cause the delays and lost documents landlords used to deal with. The tenant is notified by email and has 12 working days to respond.
If they agree with the amount, the refund is paid out the next day.
From 29 June 2026, paper bond refund forms are being retired altogether. Every refund, change of tenant, and change of landlord will need to go through Bond Hub or a connected property management system, so it’s worth checking your contact details with Tenancy Services are current now, rather than at move-out.
When a Tenant Disagrees
Most disputes we see come down to one thing: who’s responsible for the condition the property was left in. If a tenant disputes the amount, or doesn’t respond within the 12 working days, the refund doesn’t just default to the landlord, either party can apply to the Tenancy Tribunal, which makes a binding decision on how the bond is split.
That’s exactly why clear records matter so much.
How We Avoid Disputes Altogether
The properties that get their bond back cleanly, in full, on both sides, are almost always the ones with a clear condition report from move-in and a final inspection before the tenant leaves. That’s not luck, it’s process.
Bond refunds usually follow straight on from giving notice, so we make sure both are sorted at the same time, not handled separately.
How Our Team Handles Bonds and Refunds
We lodge every bond within the required window, keep a proper condition report on file from day one, and manage the refund process directly through Bond Hub. When there’s a genuine disagreement over deductions, we handle the negotiation, and the Tribunal process if it comes to that, so you’re never doing it alone.
Not Sure Your Bond Is Being Handled Correctly?
If you’re managing a property yourself, or you’re not confident your current manager is lodging and refunding bonds the right way, it’s worth a conversation. Get in touch with your local Wolfbrook team.