Moving out in Canberra
Moving out of a rental in the ACT: cleaning, the joint final inspection and your bond
Quick answer: The ACT does three things differently. The final inspection is a joint one: you and your landlord inspect together and both sign the condition report. You hand the keys back at that inspection, or you may be treated as still in possession. And cleaning isn't on the Act's list of bond deductions, though you must still leave the home in substantially the same state of cleanliness.
What the Residential Tenancies Act 1997 and the ACT Government's Renting Book say about notice, the end of lease clean, the final inspection and your bond, with where each rule comes from.
- End of lease clean
- From $423, live from our booking calculator, checked 6 October 2026
- Our record
- 1,726 completed end of lease cleans
How much notice do you give in the ACT?
At least 3 weeks, in writing. The same period applies whether you're on a periodic agreement or leaving at or after the end of a fixed term.
The standard terms that form part of every ACT residential tenancy agreement set the tenant's notice at 3 weeks for a periodic tenancy (Schedule 1, clause 88) and at or after the end of a fixed term (clause 89). The tenancy then ends when you leave in line with your notice (section 36(b)).
The ACT Government's "Ending a tenancy" page says the notice should be in writing and give the address, your reasons, the date you're leaving and a statement that the tenancy ends on that date.
Leaving before a fixed term ends is breaking the lease, which has its own rules. Talk to your landlord or agent before you give notice.
Once your date is set, plan backwards from the final inspection: the removalists go first, then the clean, then the inspection. Our moving out checklist covers the whole sequence, and when to book your end-of-lease clean covers the timing.
How clean does the property need to be?
The Act asks you to leave the premises "in substantially the same state of cleanliness" as when you moved in, with your belongings removed, and in substantially the same condition, fair wear and tear excepted.
That is Schedule 1, clause 64 of the Residential Tenancies Act 1997, and it is a term of every ACT agreement. During the tenancy the standard is reasonably clean, having regard to the condition at the start and normal daily living (clause 63(c)).
The benchmark is your own entry condition report. Your landlord had to give you two copies no later than the day after you moved in (section 29(1)), and you had 2 weeks to return a signed copy (section 29(3)). The Renting Book says that if you didn't return it in that time, you're taken to agree with it. Find your copy and your move-in photos before you clean.
Fair wear and tear
The Act doesn't define fair wear and tear. The Renting Book says there is no fixed rule, and points to two questions: how it happened (everyday use, such as sun fading or a worn entry) and how severe it is (a scuff is not a hole). Dust, grease and grime are not wear and tear, so cleaning is the part you control.
For what to clean, room by room, use our end of lease cleaning checklist.
Do you need professional cleaners in the ACT?
No. The Renting Book says you aren't required to use professional cleaners. The one exception is carpets: professional carpet cleaning can be required if your agreement says so and your landlord shows it was done at the start of the tenancy.
Both conditions have to be met for the carpet exception: the term is in your agreement, and the landlord has evidence the carpets were professionally cleaned before you moved in. This comes from the ACT Government's official guide, the Renting Book. We haven't found a matching provision in the Act itself, so treat it as official guidance rather than a section you can point to.
Outside that exception, you can clean the home yourself or hire whoever you choose. Whoever does it, the test is the same: substantially the same state of cleanliness as at the start. If you'd like a second opinion on whether it's worth paying for, see do I need professional end of lease cleaning?
Moving out with a pet
The Renting Book says a landlord who agrees to a pet can set reasonable conditions about cleaning and maintenance. If your pet consent has a cleaning condition, read it closely before you book anything, and follow what it actually says.
The joint final inspection
At the end of the tenancy, your landlord must inspect the property together with you and complete and sign a condition report. One of you can sign alone only if the other was given a reasonable opportunity to be there.
This is section 30A of the Act, and it is where the ACT differs most from the other states: the inspection isn't something the agent does on their own and then sends you. It isn't needed if you're signing a new agreement for the same property straight after (section 30A(4)).
Go to it. Bring your entry condition report and your move-in photos, and walk through each room with the agent. The Renting Book suggests noting any disagreement on the report itself and photographing anything in dispute. Don't sign a report you don't agree with without writing down what you disagree with.
If the agent raises cleaning items at the inspection, ask for them in writing. A quick touch-up while you're both there is usually simpler than a dispute later. What agents check, room by room, is in our guide to the final inspection.
Keys and possession
Hand back every key at the final inspection. The Renting Book says that if you don't, you may be treated as still being in possession of the property and the landlord may claim lost rent.
The ACT is the only place we've found where official guidance ties unreturned keys to staying in possession. The Act also lets the bond be used for the cost of securing the property when keys aren't returned (section 31).
That changes how you plan the clean. If the keys go back at the inspection, the clean has to happen before it, with someone able to let the cleaners in and lock up afterwards. Agree with your cleaner how they'll get in, and make sure every key, remote and swipe card is back in your hands before the inspection starts.
Getting your bond back in Canberra
After the tenancy ends, your landlord must give you a signed bond release application within 3 working days for a full refund, or within 10 working days if they claim a deduction for damage or for securing the property, with reasons and a written estimate of the cost.
Those timeframes are in section 34 of the Act, and they run from the end of the tenancy, in working days. ACT bonds are held by the ACT Revenue Office.
What the bond can be used for
Section 31 lists what the bond can pay for: repairs or restoration because of damage (not fair wear and tear), securing the property if keys aren't returned, rent owing, fuel, certain legal fees, and amounts under a term endorsed by ACAT. Cleaning isn't on that list. The cleanliness duty in clause 64 still applies, though, and no official ACT page we found explains how a cleaning shortfall is dealt with. So don't treat the list as permission to skip the clean.
If you don't agree
The Renting Book says that if either side disputes a proposed refund within 14 days, the Revenue Office refers it to ACAT. If you don't respond within 14 days, the bond is paid as the landlord asked, so read anything you're sent straight away.
ACAT's guidance says the landlord must give a list of claims at least 7 days before the conference. Bring your condition reports and any quotes, invoices, receipts or bank statements. Fees apply only if the claim is more than the bond or there's a counterclaim, and an appeal must be made within 28 days.
ACT moving-out rules at a glance
The main rules for leaving a rental in the ACT, and whether each comes from the Act or from official guidance.
| What | The rule | Where it comes from |
|---|---|---|
| Notice, periodic agreement | At least 3 weeks | Sch 1 cl 88 |
| Notice, at or after the end of a fixed term | At least 3 weeks | Sch 1 cl 89 |
| How clean | Substantially the same state of cleanliness and condition as at the start; fair wear and tear excepted | Sch 1 cl 64 |
| Professional cleaning | Not required; carpets only if the agreement says so and the landlord shows they were done at the start | Renting Book (guidance; no Act section found) |
| Entry condition report | Two copies the day after you move in; you return one within 2 weeks | s 29 |
| Final inspection | Joint: landlord and tenant inspect together and both sign; alone only after a reasonable opportunity to attend | s 30A |
| Keys | Return them at the final inspection, or you may be treated as still in possession and charged lost rent | Renting Book (guidance) |
| What the bond can pay for | Damage, securing the property, rent, fuel, certain legal fees, ACAT-endorsed terms; cleaning isn't listed | s 31 |
| Bond release application | 3 working days after the tenancy ends for a full refund; 10 working days with a claim, reasons and estimate | s 34 |
| Disputes | Dispute within 14 days and it is referred to ACAT | Renting Book (guidance) |
Checked against the Act, the Renting Book, the ACT Government and ACAT on 5 October 2026. General information, not legal advice. Sources are listed at the end of this guide. Checked 5 October 2026. General information, not legal advice.
Practical notes for an end of lease clean in Canberra
Because the keys go back at a joint inspection, the clean has to fit between the removalists leaving and you meeting the agent. Fix those three times together.
- Get the inspection time first. Ask the agent when the final inspection will be, then book the clean for after the removalists and before it, ideally a day or two ahead so there's room for a touch-up.
- Keep the power and water on until after the inspection. Cleaners need hot water, and the agent may test lights and appliances.
- Plan access. If you won't be at the property on cleaning day, agree how the cleaners get in and how the keys come back to you before the inspection.
- Apartments need bookings. In apartment buildings, book the lift and any loading area for the removalists, and tell your cleaner where to park.
- Bring your paperwork. Take your entry condition report and move-in photos to the inspection, and take dated photos of every room once the clean is done.
Prices by home size are on our Canberra end of lease cleaning prices page, and what's included is on end of lease cleaning in Canberra.
Your ACT move-out checklist
The ACT-specific steps, in order. The room-by-room cleaning list is in the end of lease cleaning checklist.
Every step in this view is ticked. Untick ‘Hide steps I’ve ticked’ to see them again.
When you decide to move
With the address, your reasons, the date you're leaving and that the tenancy ends then.
Professional carpet cleaning only applies if it's in the agreement and was done at the start.
The final inspection compares the property with them.
The last two weeks
Inspection day and after
Photograph anything in dispute.
Otherwise you may be treated as still in possession.
Counted from the end of the tenancy.
It is then referred to ACAT.
Questions people ask
Do I have to get professional cleaners in the ACT?
No. The ACT Government's Renting Book says you aren't required to use professional cleaners. The exception is carpets: professional carpet cleaning can be required if your agreement says so and your landlord shows it was done at the start of the tenancy. Either way, you must leave the home in substantially the same state of cleanliness as when you moved in.
Is the final inspection compulsory in the ACT?
Yes. Section 30A of the Residential Tenancies Act 1997 requires the landlord to inspect the property together with you at the end of the tenancy and for both of you to sign the condition report. One of you can sign alone only if the other was given a reasonable opportunity to attend. It isn't needed if you sign a new agreement for the same property.
What happens if I don't return the keys?
The Renting Book says you should return all keys at the final inspection. If you don't, you may be treated as still in possession of the property and the landlord may claim lost rent. The bond can also be used for the cost of securing the property when keys aren't returned (section 31).
How do I get my bond back in Canberra?
After the tenancy ends, your landlord must give you a signed bond release application within 3 working days for a full refund, or 10 working days if they're claiming for damage or securing the property, with reasons and an estimate (section 34). If you dispute a proposed refund within 14 days, it is referred to ACAT.
Can my landlord take cleaning costs from my bond?
Section 31 of the Act lists what the bond can be used for: damage, securing the property when keys aren't returned, rent owing, fuel, certain legal fees and ACAT-endorsed terms. Cleaning isn't on that list. But leaving the home in substantially the same state of cleanliness is still a term of your agreement (Schedule 1, clause 64), and we haven't found official ACT guidance on how a cleaning shortfall is handled. If a cleaning claim is raised, ask for it in writing with evidence, and dispute it within 14 days if you don't agree.
What is fair wear and tear in the ACT?
The Act doesn't define it. The Renting Book says there's no fixed rule and looks at how it happened, such as sun fading or a worn entry from everyday use, and how severe it is, such as a scuff compared with a hole. Dirt and grime aren't wear and tear.
When you're ready
Moving out in Canberra?
Get a fixed price for your home, then pick a date after your removalists and before the final inspection. If something we cleaned is flagged, tell us within 48 hours and we come back to fix it within seven business days. Nothing is booked or paid at this step.
Want the details first? End of lease cleaning in Canberra
Sources
The laws, regulators and services this guide relies on, with the date we read each one.
- Residential Tenancies Act 1997 (ACT), ACT Legislation Register. Read 5 October 2026. Condition reports ss 29, 30A; bond use s 31; bond release application s 34; end of tenancy s 36; standard terms Sch 1 cl 63–64, 88–89. Republication R84, effective 26 Nov 2025.
- The Renting Book, ACT Government (January 2026). Read 5 October 2026. Professional and carpet cleaning, keys and possession, final inspection (p. 104); fair wear and tear (p. 106); bond disputes (pp. 14, 107); pets (p. 56).
- Ending a tenancy, ACT Government (7 May 2026). Read 5 October 2026. What a notice to vacate should include.
- Rental bond and security deposit disputes, ACT Civil and Administrative Tribunal. Read 5 October 2026. Claims list, evidence, fees and appeals.
- Terms of service, Simply Maid. Read 5 October 2026. Re-clean terms.
General information, not legal advice. Tenancy law differs by state and changes; check the official source for your state before you act.