What evidence does a Victorian rental provider need for a bond claim?

Since 13 October 2026, section 411(1A) of the Residential Tenancies Act 1997 (Vic) requires the rental provider or agent to give each renter bond claim evidence supporting the claim at least 3 days before lodging it with the RTBA. The Act says 3 days, not business days; Consumer Affairs Victoria's guidance says 3 business days. Section 3(1) defines that evidence as an invoice, receipt, quote, photograph or other prescribed evidence. It must not conflict with a statement in a condition report (s 411(1B)).

Does the evidence rule apply if my lease ended before 13 October 2026?

The duties in sections 411(1A) and 419A(1A) are triggered when the claim or VCAT application is made, and we found no transitional provision for them. Consumer Affairs Victoria's guidance describes the evidence as something given before a claim is made.

What happens if the agent lodges a claim with the RTBA without giving me evidence?

The Act does not say the RTBA rejects it, and section 411(1A) has no penalty of its own. Consumer Affairs Victoria says a claim started by the rental provider is only completed once every renter accepts it on the RTBA system, and renters can request a change. Under section 411A, though, the RTBA pays a claim made without everyone's consent unless, within 14 days after its notice, a party tells it in writing that the claim is subject to a VCAT application, so the deadline in the RTBA's notice matters. If the rental provider goes to VCAT instead, section 419A(1A) requires supporting evidence, and applying without it carries a penalty of up to 25 penalty units for an individual or 125 for a company.

Is RDRV free for a bond dispute?

Yes. Rental Dispute Resolution Victoria says it is free to use for all Victorians, and an RDRV application is also an application to VCAT, so a separate VCAT application is not needed if the dispute goes to a hearing. RDRV says a VCAT application fee may be payable if the dispute goes to a hearing: under the VCAT fee regulations, the fee applies once notice is given that the RDRV process was unsuccessful (3.9 fee units, $67.40 in 2026-27, at the standard rate; nil at the concession rate).

VIC bond claims need evidence from 13 Oct 2026

What changed on 13 October 2026

The Consumer Legislation Amendment Act 2025 (No. 46 of 2025) amended the Residential Tenancies Act 1997 (Vic) with effect from 13 October 2026. One of its stated purposes is "to provide for certain evidence requirements in relation to claims for the repayment of bonds to residential rental providers". Consumer Affairs Victoria announced it the same day under the heading No more unsupported bond claims under new rental reforms.

Three provisions do the work (the amended text is Authorised Version No. 115 on the official Victorian legislation site):

Section 411(1A): "At least 3 days before a claim for repayment of a bond to the residential rental provider is made, the residential rental provider or that person's agent must give each renter bond claim evidence that supports the claim." The Act says 3 days, not 3 business days. It defines "business day" in s 3(1) as "a day other than a Saturday, Sunday or public holiday" and uses "business days" where it means them (for example s 35(2)), so the 3 days here are calendar days. Consumer Affairs Victoria's guidance describes the period as 3 business days, which is longer, so a provider who follows that guidance also meets the Act.
Section 411(1B): that evidence "must not conflict with a statement in a condition report".
Section 419A(1A): a rental provider or agent must not apply to VCAT for an order that the bond be paid to them unless the application "is accompanied by bond claim evidence that supports the application" and the evidence does not conflict with a condition report. The penalty is 25 penalty units for an individual and 125 for a company ($5,227.50 and $26,137.50 at the 2026-27 penalty unit value of $209.10).

The rule is tied to when the claim or VCAT application is made, not when the tenancy ended. We found no transitional provision for it in the amending Act or in Part 15 of the Act.

This guide is about the evidence rule. For the whole bond refund process, see Landlord won't return your bond in Victoria. For claims for old carpet and paint, see Landlord claiming bond for old carpet and paint.

What counts as evidence

Section 3(1) defines bond claim evidence as "any of the following types of documentary evidence":

an invoice
a receipt
a quote
a photograph
any other prescribed evidence.

When we checked on 20 October 2026, the Residential Tenancies Regulations 2021 did not prescribe any other kind, so for now the list is those four. For Part 10 (bonds), "condition report" includes the condition reports for ordinary rentals, rooming houses, caravan parks and residential parks.

A bare statement such as "cleaning $350" or "carpet damage $1,200", with no invoice, receipt, quote or photo behind it, is not on that list.

What the rule does and does not say

It says the evidence goes to each renter, before the claim is lodged with the Residential Tenancies Bond Authority (RTBA), and that it must support the claim and not conflict with a condition report.

It does not say what the RTBA does with a claim lodged without evidence. Section 411(1A) has no penalty of its own, and we found no RTBA or Consumer Affairs Victoria page saying the RTBA rejects such a claim. Consumer Affairs Victoria's Bond claims and refunds page describes how provider-started claims work on the RTBA system: every renter on the bond gets an email "with a link to review and accept the claim", renters "must accept the claim within 14 days or the claim will no longer be available to complete", and renters "can request a change to the claim if they think something is wrong". The bond is paid out once everyone has accepted.

The Act sets a different rule for any claim made "without the consent of all of the other parties", whether the rental provider or a renter makes it. The RTBA must notify the other parties, and its notice "must state that the Authority will pay the claim unless within 14 days after receiving notice" a party gives it written notice that the claim is subject to an application to VCAT (s 411A(1) and (3)(c)). So the deadline that matters is the one in the RTBA's notice: if it says the claim will be paid unless you tell the RTBA within 14 days about a VCAT or RDRV application, not accepting the claim may not on its own stop payment.

At VCAT the rule has teeth. Consumer Affairs Victoria: "It is an offence for a rental provider to apply to VCAT without supporting evidence or with evidence that contradicts the condition report." Section 419A(1A) is also listed as a pecuniary penalty provision (Schedule 1A, item 101A).

When a bond claim arrives

Check whether you received evidence at least 3 days before the claim was lodged (the Act says 3 days; Consumer Affairs Victoria says 3 business days). Note the date of any email from the agent and the date of the RTBA notification.
Compare each amount with the evidence. Is there an invoice, receipt, quote or photo for each item? Does it match the property and the dates?
Compare the evidence with your condition reports. If the entry report already records the stain, chip or wear being claimed, evidence presented as new damage may conflict with a statement in the condition report (s 411(1B)).
Gather your own evidence: entry and exit condition reports, your move-out photos, cleaning receipts, and messages with the agent.
Decide what to do with the RTBA notification. You can accept, request a change, or not accept. Note any deadline the notice gives: under s 411A(3)(c) the RTBA pays a claim made without everyone's consent unless, within 14 days of its notice, a party tells it the claim is subject to a VCAT application. You can also check each item with the free Bond claim checker, which checks it against the Victorian rules on fair wear and tear and uses published effective-life figures for carpet, paint and curtains.

Rental Dispute Resolution Victoria's bond page says: "If you disagree with a bond claim, ask the rental provider for evidence of their claim. If you think a bond claim is unfair, tell them why and see if you can reach an agreement."

Letter asking for the evidence

Send this by email to the agent or rental provider and keep a copy. Edit the parts in brackets.

Template

Subject: Bond for [address]: request for bond claim evidence

Dear [agent or rental provider name],

I refer to the bond claim for [address] [notified to me on [date] / lodged with the RTBA on [date]], which seeks $[amount] of the $[total bond] bond for:
- [item 1, amount]
- [item 2, amount]

Since 13 October 2026, section 411(1A) of the Residential Tenancies Act 1997 (Vic) requires the rental provider or agent to give each renter bond claim evidence that supports the claim at least 3 days before the claim is made. Section 3(1) defines bond claim evidence as an invoice, a receipt, a quote, a photograph or any other prescribed evidence. Section 411(1B) says it must not conflict with a statement in a condition report.

[I have not received any evidence for this claim. / I received [describe what you received] on [date], which does not cover [items].]

The [entry / exit] condition report dated [date] records [what it says about the items claimed, e.g. "carpet stained in bedroom 2"].

Please send me, by [date, e.g. 7 days from today], the invoices, receipts, quotes or photographs that support each amount claimed. I have not accepted the claim on the RTBA system.

Regards,
[your name]
[phone]
[email]

How to dispute: the RTBA, RDRV and VCAT

If the rental provider started the claim. Consumer Affairs Victoria's guidance is that the claim is completed only once every renter accepts it, and that a claim not accepted within 14 days "will no longer be available to complete". The Act's rule in s 411A is not limited to renter claims: for a claim made without the consent of all the other parties, the RTBA's notice must say it will pay the claim unless, within 14 days after receiving the notice, a party tells the RTBA in writing that the claim is subject to a VCAT application. If the claim is not completed, the provider can try to resolve it with you, or go to Rental Dispute Resolution Victoria (RDRV) or VCAT, and at VCAT must attach evidence under s 419A(1A).

If you started the claim. You can start a claim for the bond on the RTBA system any time after the agreement ends (you sign in through Service Victoria). Under section 411A, the RTBA notifies the other parties, and pays the claim unless, within 14 days of notice, a party tells the RTBA in writing that the claim is subject to a VCAT application. Consumer Affairs Victoria says the window is 20 days if notice goes by post (starting or contesting a renter-initiated claim).

RDRV is the free first stop for most Victorian bond disputes. RDRV says "An application to RDRV is also an application to VCAT, so you don't need to apply again if you need a hearing." RDRV's bond page says: "From 13 October 2026, if a rental provider wants to claim money from a renter's bond through VCAT, they must now provide evidence to support their claim."

VCAT hears bond disputes that are not resolved. Section 419A(2) says an application to VCAT for a bond repayment order "must be made within 14 days after the residential rental agreement has terminated". VCAT's dispute types page lists the documents for a rental provider's application to declare premises abandoned and for payment of the bond as the bond receipt plus an invoice, receipt, quote, photograph or other prescribed evidence. Under the VCAT Fees Regulations 2026 (Schedule 2, item 20), no fee is payable to start a Part 10 bond proceeding unless notice has been given that the RDRV process was unsuccessful. After that notice, item 21 applies: 3.9 fee units at the standard rate ($67.40 in 2026-27, at $17.27 a fee unit), 11.7 fee units at the corporate rate and nil at the concession rate. Check the current position on the VCAT fees page.

Worked example

Priya's tenancy in Footscray ends on 3 November 2026. On 6 November the agent emails: "We will be claiming $900 from the bond for cleaning and carpet repairs." No invoice, quote or photo is attached. The same day Priya gets an RTBA email asking her to accept a claim for $900 to the rental provider.

Priya's entry condition report notes "carpet worn in hallway". She has move-out photos showing the property clean. She does not accept the claim. She sends the letter above asking for the invoices, receipts, quotes or photos. The agent replies with a cleaning quote of $280 and no evidence for the carpet. Priya and the agent agree a $280 deduction and the RTBA repays the rest once everyone accepts. If they had not agreed, either side could apply to RDRV, and the rental provider could not apply to VCAT for the carpet amount without evidence that supports it and does not conflict with the entry report.

Where to get help

RTBA: 1300 137 164, rentalbonds.vic.gov.au Consumer Affairs Victoria: 1300 55 81 81, Resolving bond disputes RDRV: 1300 01 7378, rdrv.vic.gov.au (free) VCAT: 1300 01 8228, vcat.vic.gov.au

Victorian bond claims now need evidence: disputing an unsupported claim (from 13 October 2026)

My Victorian landlord is claiming part of my bond but has not shown me any evidence. What does the new evidence rule say and how do I dispute it?

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