Vacate Inspection Checklist Queensland: How to Get Your Full Bond Back
Moving out of a rental property can be stressful, especially when your bond refund depends on the final inspection. One of the most common questions tenants ask is:
“What does a property manager actually look for during a vacate inspection?”
As a Queensland property manager, I conduct vacate inspections regularly, and the difference between receiving your full bond and facing cleaning or repair deductions often comes down to preparation.
In this guide, I’ll walk you through exactly how a property should be presented at the end of a tenancy, using a real-life example of a family who returned their home after 18 months in excellent condition.
If you’re preparing to move out, use this Queensland vacate inspection checklist to give yourself the best chance of receiving your full bond refund.
What Does Queensland Law Say?
Under Section 188 of the Residential Tenancies legislation, tenants must return a property:
In substantially the same condition as when they moved in, allowing for fair wear and tear.
This means normal ageing is acceptable.
Examples of reasonable wear and tear include:
- Minor carpet indentations from furniture
- Light traffic wear on carpet
- Small scuff marks from everyday living
- Natural fading from sunlight
However, dirt, neglect, excessive damage or missing items are not considered fair wear and tear.
Your goal should be simple:
Leave the property clean, hygienic, and ready for the next family to move straight in.
Start Outside Before Going Inside
Many tenants focus only on the interior and completely forget the exterior of the property.
A thorough vacate inspection starts before the front door.
Gardens and Lawns
The gardens should be:
- Freshly mowed
- Weed free
- Mulched where applicable
- Neat and maintained
Dead lawn patches shouldn’t simply be covered with grass seed the day before inspection. Property managers want to see genuine effort to restore the lawn.
Driveways and External Areas
Property managers will inspect:
- Oil stains
- Damage to garage doors
- Cracked render
- External walls
- Paving
- Alfresco areas
Just like the inside of the home, the exterior should also be cleaned.
Don’t forget to wash:
- Gutters
- Eaves
- External doors
- Air conditioning units
- Outdoor paving
Inside the Property: Room-by-Room Inspection Checklist
Every room should be presented as though the next tenants could move in immediately.
Walls
Property managers will look for:
- Marks
- Fingerprints
- Scuffs beyond normal wear
- Unapproved hooks or screws
Small wear from furniture is expected.
Dirty marks are not.
Skirting Boards
Skirting boards collect dust quickly.
They should be:
- Dust free
- Wiped clean
- Free from cobwebs
Light Switches and Power Points
These are commonly overlooked.
Ensure:
- No fingerprints
- No grime
- Clean surrounds
Remote Controls
Garage remotes and air conditioner remotes should also be wiped clean before handing them back.
Windows Need More Than Just Glass Cleaning
Many tenants clean the glass but forget everything else.
During a vacate inspection, property managers check:
- Window tracks
- Window sills
- Frames
- Flyscreens
Window tracks should be completely free from:
- Dust
- Dirt
- Leaves
- Insects
If flyscreens were undamaged when you moved in, they should be returned in the same condition.
Carpets
Normal wear is expected.
Examples include:
- Furniture indentations
- Minor traffic wear
However, carpets should still be:
- Professionally cleaned if required by the lease
- Vacuumed thoroughly
- Free from stains
Built-In Robes
Closets are frequently forgotten.
Property managers inspect:
- Shelves
- Hanging rails
- Internal walls
- Carpet
- Tracks
- Behind doors
Everything should be clean and free from dust.
Bathrooms
Bathrooms receive some of the closest attention during a vacate inspection.
Toilets
They should be:
- Sanitised
- Stain free
- Hygienic
- Odour free
No one should feel the need to clean the toilet again before using it.
Shower Screens
Remove:
- Soap scum
- Water spots
- Residue
A properly cleaned shower should almost look unused.
Mirrors
Mirrors should be:
- Streak free
- Smudge free
Vanities
Clean:
- Benchtops
- Basins
- Cabinets
- Tapware
- Inside cupboards
Remove:
- Hair
- Dust
- Cosmetic residue
- Personal products
Kitchen Inspection Checklist
The kitchen is one of the biggest deciding factors during bond inspections.
Benchtops
Stone benchtops should be:
- Clean
- Undamaged
- Free from chips
Avoid standing on breakfast bar overhangs when changing light bulbs, as cracked stone can be extremely expensive to replace.
Cupboards and Drawers
Every cupboard should be emptied and cleaned.
Property managers expect cupboards to be ready for the next tenant’s food and kitchenware.
Don’t forget:
- Cutlery trays
- Shelves
- Drawer runners
- Corners
Dishwasher
Dishwashers should be cleaned inside and out.
Inspect:
- Filters
- Door seals
- Internal racks
- Spray arms
- Bottom tray
A surprising amount of debris collects underneath dishwasher doors.
Sink
Check for:
- Food residue
- Water stains
- Clean plug
- Clean overflow
Light scratches are considered normal wear.
Splashbacks
Whether tiled or glass, splashbacks must be grease free.
Oven
This is often the biggest reason for bond deductions.
The oven should be:
- Free from grease
- Free from burnt food
- Clean around edges
- Clean inside door
Cleaning residue should also be removed.
Rangehood
Property managers check:
- Filters
- Fan operation
- Lights
- Grease build-up
Clean:
- Above
- Below
- Around
- Inside
Laundry
Laundry areas should be clean and dry.
Watch for:
- Rust stains
- Water damage
- Dryer residue
- Washing machine leaks
Storage Areas
Pantries and cupboards often develop stains from leaking containers.
Consider using inexpensive shelf liners to protect cabinetry during your tenancy.
Bedrooms
Each bedroom should have:
- Clean walls
- Clean wardrobes
- Working lights
- Clean ceiling fans
- Clean tracks
- No unauthorised hooks
- No unnecessary screw holes
If you installed fixtures during your tenancy, repair them properly before vacating.
Smoke Alarms and Safety Items
Property managers also check:
- Smoke alarms
- Door stoppers
- Doors opening correctly
- Window covering safety tags
Never remove the required child safety warning labels from blind cords.
Fair Wear and Tear vs Tenant Damage
Understanding the difference is essential.
Fair Wear and Tear
- Minor carpet wear
- Small scuff marks
- Light fading
- Minor door wear
- Furniture indentations
Tenant Damage
- Dirty walls
- Missing flyscreens
- Large holes
- Unapproved fixtures
- Broken fittings
- Excessive grease
- Poor cleaning
If damage falls outside reasonable wear and tear, the cost may be deducted from your bond.
The Secret to a Full Bond Refund
The best vacate inspections all have one thing in common:
The property feels ready for someone to move in immediately.
Ask yourself:
- Would I be happy moving into this property today?
- Does every room look hygienic?
- Is everything clean—not just visibly clean, but thoroughly cleaned?
If the answer is yes, you’re giving yourself the best possible chance of receiving your full bond refund.
Final Thoughts
A successful vacate inspection isn’t about making a property look brand new—it’s about returning it in a clean, well-maintained condition while recognising reasonable wear and tear.
The property featured in this inspection had been occupied by a family for 18 months and demonstrated exactly what property managers hope to see. After a few minor touch-ups, it met the expected standard and was ready for the next tenancy, allowing the bond process to move forward without unnecessary delays.
Whether you’re a tenant preparing to move out or a landlord wanting to understand inspection standards, following this checklist can help avoid disputes and create a smoother end-of-tenancy experience.
