What actually happens, in order

1. The final inspection is done, usually within a few days of you handing back the keys, against your entry condition report.
2. Cleaning items are listed on the exit report, often with photos.
3. The agent arranges a clean from their own contractor, at their rate.
4. A claim is made against your bond through Rental Bonds Online for that amount, sometimes with an admin or attendance fee attached.
5. You are notified and can either agree or dispute it.
6. If it is disputed and cannot be resolved, either party can apply to NCAT.

How much it usually costs

This is the part that surprises people. An agent booking a clean at short notice on your behalf is not shopping for value. Add a same-day or urgent job, and it is common for the deduction to be well above what the same clean would have cost booked in advance.

For comparison, our published prices booked in advance:

A failed inspection can also trigger a second inspection fee and, if the handover is delayed, rent for the extra days the property could not be re-let.

Can they charge whatever they like?

No. A claim has to be reasonable and supported by evidence. You are entitled to ask for an itemised breakdown and a copy of the invoice or quote. A charge to bring the property back to the entry condition is fair. A charge to deliver it in better condition than you received it, or to cover fair wear and tear, is not.

The NSW Government guidance on bond disputes sets out how disputes are handled.

What if the bond does not cover it?

The bond is a security, not a cap. If the claim exceeds your bond, the landlord can pursue the balance, which in practice means an application to NCAT. This is why leaving a property in poor condition is a worse financial decision than it first appears.

How to dispute a cleaning claim

1. Ask for the evidence: the exit report, photos, and the invoice or quote.
2. Compare it to your entry condition report. If an item was already marked as damaged or unclean on entry, it is not yours to fix.
3. Produce your own photos from handover day. This is the single most effective piece of evidence, which is why taking them matters so much.
4. Get free advice from your local Tenants Advice and Advocacy Service.
5. Respond within the timeframe you are given. Not responding is treated as agreeing.

How to avoid the whole situation

Book the clean for after the furniture is out and before the final inspection, leaving a day or two of buffer. Read your lease for a carpet steam cleaning clause. Take photos at handover. If you use us and your agent flags a cleaning item, tell us within 48 hours and we return within 5 business days at no cost, which is the outcome an agent-arranged clean does not give you.

What it costs, with nothing hidden

Our bond cleans are priced by bedroom count, GST included:

Every bathroom, ensuite and powder room is included at any property size, and there is no charge for extra storeys. The oven, rangehood and inside windows are part of the clean, not add-ons. Carpet steam cleaning is the main optional extra at $110 per room.

Only four things can change that price, and all four are shown before you confirm: extras you choose, a furnished property (+20%), same-day urgency (+25%), and after hours, Sunday or public holiday work (+30%). There is no call-out fee, no booking fee, no travel charge within Sydney metro, no per-bathroom fee and no equipment charge. Build your exact figure on the pricing page.

How we do it

1. You build the price yourself on the pricing page, set your property, tick any extras and see the total with GST included.
2. You pick a date and time and the booking is confirmed in writing, with the price and the scope set before the day.
3. We arrive with everything, products and equipment included. You do not need to be there as long as we have access.
4. We work the exit checklist room by room, in the order agents inspect.
5. You get the invoice and any receipts, including the carpet steam receipt if you booked one, which is what agents ask to see.
6. If your agent flags a cleaning item, tell us within 48 hours and we return within 5 business days to fix it at no cost.

Common questions

Related reading: how to get your bond back in NSW, is a professional clean required?, what a bond clean costs and final inspection tips.