Condition reports and photos

The condition report is one of the most important documents in a Victorian rental. It records what the property looked like at the start, and it's the benchmark for cleaning and damage at the end. Taking it seriously when you move in is the best thing you can do to protect your bond.

This guide summarises Consumer Affairs Victoria information. It's general information, not legal advice.

What the condition report is

Consumer Affairs Victoria says the rental provider, or their agent, prepares the condition report. They must sign it and give two copies to the renter (or one copy if sent electronically) before the renter moves in. It describes the condition of each room and item, such as walls, floors, fixtures and appliances.

Consumer Affairs Victoria notes condition reports can be important evidence if there's a dispute about bond claims or who should pay for cleaning or fixing damage.

Checking it when you move in

When you receive the report:

• walk through every room with the report in hand;
• check each item carefully, including inside cupboards, ovens and windows;
• note anything you disagree with or that's missing, such as marks, stains, chips, mould or appliances that don't work;
• return your signed copy with your comments within the time required.

Be specific: "carpet stain approx. 20 cm near bedroom 2 window" is more useful than "carpet marked".

Take your own photos

Consumer Affairs Victoria says that if renters and rental providers take photos at the beginning of a rental agreement, these can act as a record of the property's condition at the start. Take clear, dated photos and short videos of every room, including close-ups of existing marks and damage, inside appliances and cupboards. Store them somewhere safe, like a cloud folder.

During the tenancy

Keep a record of repair requests and any changes. Renters must keep the property reasonably clean during the tenancy.

At the end: the exit condition report

Consumer Affairs Victoria says that when a rental agreement ends, the rental provider or agent must complete the "exit condition report" section of the original report within 10 days, and the renter must be present or have been given a reasonable opportunity to be there.

Before the final inspection:

• clean the property (see end-of-lease cleaning);
• compare each room with your entry report and photos;
• take dated photos of every room after cleaning.

How the report is used for bond

Consumer Affairs Victoria explains that a rental provider may use the condition report to claim bond if there's new damage that isn't normal wear and tear, if repairs are needed, if the property needs further cleaning, or if items are missing.

In a 2025 VCAT decision, the Tribunal compared entry and exit condition report photos of a carpet, found no significant difference in cleanliness, and dismissed the rental provider's cleaning claim. Good photos can make all the difference.

Keep your copy

Consumer Affairs Victoria says both parties must keep a copy of the condition report until the end of the agreement. Keep yours, with your photos, until the bond has been fully resolved.

Taking useful photos

Photos are only useful if they clearly show what you need them to. Take them in good light, from the doorway first to show the whole room, then close-ups of specific areas such as the oven, shower, carpet and walls. Make sure the files are dated, or include something that shows the date. Take short videos walking through each room as well. Store copies in more than one place, such as your phone and a cloud folder. Do this at the start of a tenancy, and again after your final clean.

Renters: know where to get help

If you rent in Victoria, Consumer Affairs Victoria is the main source of information about your rights and responsibilities, including condition reports, cleaning, repairs and bond. Tenancy advice services can help if you're facing a dispute, and Rental Dispute Resolution Victoria and VCAT can decide disagreements you can't resolve yourself. Keep your rental agreement, condition report, photos, receipts and messages together, because they're your evidence if questions arise.

Mould in rental properties

Mould is a common issue in rentals, particularly in older buildings with poor ventilation. If you notice mould or damp, report it to your rental provider or agent in writing, especially if it's caused by a leak, a broken exhaust fan or another maintenance issue. Keep a record of when you reported it and what happened. Consumer Affairs Victoria has information about repairs and rental minimum standards. Day-to-day ventilation and cleaning of surface mould from condensation is generally part of keeping the property reasonably clean.

Timing your move-out clean

Moving is busy, and cleaning often gets squeezed. Plan backwards from the date you hand back the keys. Book any professional services, such as carpet cleaning if it's genuinely required, well in advance. Clean after most belongings are out, since it's much easier to clean empty rooms. Allow time to fix anything you notice, and leave a buffer in case the move runs late. If you're hiring end-of-lease cleaners, confirm the date, the scope and what happens if the agent raises issues after the final inspection.

DIY or hire a professional?

Doing it yourself saves money and lets you control the result, but a thorough clean takes time and energy, especially when you're also moving. Hiring a professional can save time, and some businesses offer to return if issues are raised at the final inspection. Whichever you choose, the standard is the same: the property must be reasonably clean, compared with the entry condition report. If you hire a cleaner, check them first (see checking a cleaning business) and keep the receipt.

Use the checklist tool

Our free cleaning checklist turns this guide into a practical list. Choose a regular clean or moving out, tick the rooms you have, and work through the tasks. You can print it, give it to a cleaner, or tick items off on your phone. Nothing you tick leaves your browser. It's a general checklist, not a legal standard; for renting rules, check Consumer Affairs Victoria.

Questions to ask yourself first

Before you act on this guide, take a few minutes to think about your own situation. What outcome do you actually need, and by when? Which tasks matter most to you, and which can wait? What's your budget, in time as well as money? Are there health, safety or access issues in your home that change the approach? Are you renting, and if so, what does your agreement and condition report say? Writing short answers to these questions makes it much easier to choose the right option, brief a cleaner clearly or plan your own clean, and it helps you notice gaps before they become problems.

Keeping good records

Whether you clean yourself or hire help, a simple record saves trouble later. Keep quotes, agreements, invoices and receipts in one folder. Save messages about scope, changes and any issues. For rentals, keep your condition report and dated photos together with your final cleaning receipts. Note any problems you reported, such as leaks or broken fans, and when. If a question comes up months later, about a bond, a damaged item or a disputed invoice, clear records let you answer it quickly and calmly.

Key points

• Check the entry condition report carefully and add your comments.
• Take your own dated photos and videos at the start.
• The exit report must be completed within 10 days of the agreement ending.
• Attend the final inspection if you can.
• Photos and reports are key evidence in bond disputes.