Can my landlord ask for more than four weeks bond in NSW?

Q: Can a landlord deduct cleaning costs from my bond in NSW?

Yes, a landlord can deduct cleaning costs from your bond in NSW, but only if the property is not reasonably clean. The law requires you to leave the premises in the same condition as when you moved in, minus fair wear and tear. They cannot charge for a professional clean automatically if it is already clean.

Q: Can I make repairs myself and deduct the cost from rent in New South Wales?

No, you cannot simply make repairs yourself and deduct the cost directly from your rent in New South Wales. You are legally required to continue paying your rent in full. However, for specific urgent repairs, you can arrange the work yourself up to the value of $1,000 and claim a reimbursement from your landlord.

Q: What repairs is my landlord legally required to fix in New South Wales?

Yes, your landlord is legally required to provide and maintain the property in a reasonable state of repair in New South Wales. This includes fixing both urgent issues, like burst water pipes or gas leaks, and non-urgent problems, such as a broken stove or leaking taps, provided the damage wasn't caused by your negligence.

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Answer

No, a landlord cannot ask for or require a rental bond of more than four weeks' rent in New South Wales. This strict legal limit applies universally to all residential tenancy agreements, regardless of whether the rented property is fully furnished or completely unfurnished, protecting tenants from excessive upfront costs.

Residential Tenancies Act 2010 (NSW) - Section 31

Last UpdatedApril 30, 2026

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How it works in practice

The Legal Limit on Bonds

In New South Wales, the law strictly regulates how much a landlord or real estate agent can demand as a security deposit, commonly known as a rental bond. Under the Residential Tenancies Act 2010, the maximum amount you can be asked to pay is equivalent to four weeks' rent.

Furnished vs Unfurnished Properties

Previously, there was confusion regarding furnished properties, where landlords often requested additional bond money to cover potential damage to furniture. However, the law is now entirely uniform. Whether your rental property is completely empty or fully furnished with high-end appliances, the maximum bond remains capped at exactly four weeks of the agreed weekly rent.

Additional Payments Prohibited

It is also illegal for a landlord or agent to request further bond top-ups during the tenancy, even if your rent increases. Once you have paid the initial four weeks' bond at the start of your residential tenancy agreement, you cannot be compelled to contribute more money to the bond pool. If a landlord demands more than this legally permitted amount, they are committing an offence and can be reported to Fair Trading NSW, who may issue significant penalties.

Important exceptions

None identified for standard residential tenancies covered by the Residential Tenancies Act 2010. The four-week maximum is a strict statutory limit.

However, it is important to note that this rule applies specifically to residential tenancies. If you are entering into a commercial lease, a holiday rental (short-term accommodation not covered by the Act), or certain specialized boarding house agreements, different rules and maximum security deposits may apply.

Additionally, tenants voluntarily choosing to pay rent in advance is legally distinct from paying a rental bond, though rent in advance is also legally capped at two weeks.

What you should do now

Check your tenancy agreement and calculate exactly what four weeks of your weekly rent amounts to.
Refuse any request from your landlord or real estate agent asking for a bond exceeding this four-week limit.
Keep all written correspondence with the landlord or agent if they unlawfully demand a higher bond amount.
Report the landlord or agent to NSW Fair Trading if they persist in demanding more than four weeks' rent.
Lodge your correctly calculated bond securely through the official NSW Fair Trading Rental Bonds Online (RBO) system.

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