Bond disputes are stressful. You’ve lived in a rental for one, two, maybe five years, and now you need to hand it back in a condition that satisfies the property manager’s inspection. Cleaning is the number one reason bonds get partially withheld in Queensland — ahead of damage, gardens, or missing items.

Having cleaned hundreds of end-of-lease properties on the Sunshine Coast, I can tell you exactly what property managers look for, what counts as “reasonably clean,” and where most tenants lose money unnecessarily.

What Queensland Law Actually Says

The Residential Tenancies and Rooming Accommodation Act 2008 requires tenants to leave the property in a “reasonably clean condition” — not “brand new” condition, not “better than when you moved in” condition. Reasonably clean, allowing for fair wear and tear consistent with the length of the tenancy.

This is important because some property managers apply standards that exceed what the law requires. You don’t need to repaint slightly faded walls. You don’t need to replace carpet that has normal foot traffic wear after a 3-year tenancy. You do need to clean to a standard consistent with how the property was presented to you.

Your entry condition report is your best friend here. If you documented the property’s condition at the start of your tenancy (photos, written notes), you have evidence of the baseline standard. If the kitchen had minor scuff marks on the floor when you moved in, you can’t be expected to deliver a scuff-free floor when you leave.

The Room-by-Room Checklist

Here’s what property managers on the Sunshine Coast consistently check. I’ve compiled this from feedback across dozens of agencies we work with.

Kitchen

This is the room that causes the most bond deductions. Property managers spend more time inspecting kitchens than any other space.

Oven interior. The single biggest issue. A properly cleaned oven means no baked-on grease on the roof, walls, door glass (including between the glass panels), racks, and the base. Use a quality oven cleaner (we use a commercial-grade one from Kemsol), let it sit for the recommended time, and scrub thoroughly. If your oven hasn’t been cleaned in 12+ months, expect this to take 1-2 hours.

Rangehood and filters. Remove the filters and degrease them in hot water with degreaser. Wipe the external and internal surfaces of the rangehood. Don’t forget the top surface — property managers run a finger along the top of the rangehood almost reflexively.

Splashback. Grease spray accumulates on the splashback behind the stovetop. Wipe it down with degreaser, paying attention to the gap between the benchtop and splashback.

Inside cupboards and drawers. Remove all items, wipe internal surfaces, and vacuum out crumbs or debris. Shelf liners should be removed unless they were there when you moved in.

Dishwasher interior. Run an empty cycle with a dishwasher cleaner. Check and clean the filter. Wipe the door seal.

Sink and tapware. Descale the tap, clean the sink basin (including the overflow hole), and make sure the plug area is free of buildup.

Bathrooms

Shower screen and tiles. Remove soap scum and any mould from grout lines. On the Sunshine Coast, mould in bathroom silicone sealant is extremely common. If the silicone has black mould that won’t come off with cleaning, it may need re-siliconing — but that’s a property maintenance issue, not a cleaning issue. If you cleaned it regularly and it still went mouldy, that’s fair wear and tear in a subtropical climate.

Toilet. Inside the bowl, under the rim, behind the toilet, the base where it meets the floor, and the cistern exterior. Limescale rings in the bowl need to be removed — toilet bowl cleaner left to soak overnight usually handles this.

Exhaust fan cover. Remove it if possible and wash it. These accumulate dust and are checked during inspections.

Mirror and vanity. Streak-free mirror, clean vanity surface and drawers.

Bedrooms and Living Areas

Carpet. Vacuum thoroughly, including edges and corners. Professional carpet steam cleaning is not legally required in Queensland unless your lease specifically states it. If it does, keep the receipt. If it doesn’t, a thorough vacuum is sufficient for a “reasonably clean” standard. However, if there are stains that weren’t there at the start of the tenancy, you should get them professionally treated.

Walls. Remove all hooks, nails, and picture hangers. Fill small nail holes with appropriate filler and touch up with paint if you have matching paint. Wipe any marks, scuffs, or handprints from walls — a damp magic eraser works well for most marks on painted surfaces.

Light switches and power points. Wipe all faceplates. These accumulate grime from daily use and are easily overlooked.

Window tracks and sills. Vacuum out debris from window tracks, then wipe with a damp cloth. Mouldy window tracks are a common deduction on the Sunshine Coast.

Ceiling fans. Dust each blade. The top surface of fan blades collects significant dust.

Skirting boards. Wipe all skirting boards. Run a damp cloth along the top edge — dust accumulation here is noticeable during inspections.

External Areas

Balconies and patios. Sweep or pressure-wash. Remove cobwebs from eaves, railings, and corners.

Garage floor. Sweep and remove oil stains if possible. A concrete degreaser helps with oil marks.

Bins. Clean the bins, inside and out. Return them to their designated storage position.

Clothesline area. Clean the clothesline and surrounding area.

What’s Fair Wear and Tear?

The Queensland Civil and Administrative Tribunal (QCAT) has established precedents on what constitutes fair wear and tear:

• Small scuff marks on walls from normal furniture placement
• Slight carpet flattening in high-traffic areas
• Minor fading of paint or curtains from sun exposure
• Wear marks on door handles and light switches
• Normal discolouration of grout in wet areas

What’s NOT fair wear and tear:

• Pet damage (stains, scratches, odours)
• Cigarette smoke damage
• Excessive dirt or grime from failure to clean regularly
• Damage from neglected maintenance (e.g., mould that spread because it wasn’t addressed)

DIY vs. Professional End-of-Lease Clean

You can absolutely do an end-of-lease clean yourself. Many tenants do. The question is whether it’s worth your time.

A professional end-of-lease clean for a 3-bed, 2-bath home on the Sunshine Coast typically costs $400-$650, depending on the property’s condition and size. Doing it yourself will take most tenants 8-15 hours, assuming you have the right products and equipment.

The advantage of a professional clean: most reputable companies offer a bond-back guarantee — if the property manager raises cleaning issues during the final inspection, the company returns to address them at no additional cost.

The bond at stake for a typical Sunshine Coast rental is $2,000-$4,000 (four weeks’ rent). Even a small deduction of $200-$400 for cleaning issues wipes out any savings from doing it yourself.

If There’s a Dispute

If your property manager proposes bond deductions you disagree with, you don’t have to accept them. The process in Queensland:

1. The property manager submits a bond refund form to the RTA (Residential Tenancies Authority)
2. If you disagree with the proposed split, you have 14 days to lodge a dispute
3. The RTA offers a free conciliation service to help resolve the dispute
4. If conciliation fails, either party can apply to QCAT for a hearing

Having photos from both the entry and exit condition reports, along with receipts for any professional cleaning, significantly strengthens your position.

The key takeaway: clean thoroughly, document everything, and know your rights. The standard is “reasonably clean,” not “brand new.”