For most Brisbane tenants, the final rental inspection is the last hurdle before moving into a new home. You’ve done the cleaning, packed the boxes, and returned the keys—but if the property manager finds issues during inspection, your bond refund could be delayed or reduced.
Passing this inspection is about more than surface-level tidying; it requires careful planning, attention to detail, and an understanding of the rules every tenant must follow during end of lease cleaning.
In this guide, we’ll break down how you can confidently prepare for your inspection, what agents look for, and how to avoid common mistakes that cost tenants their bond.
Why the Rental Inspection Matters
The bond, typically four weeks’ rent in Brisbane, is designed to protect landlords if the property isn’t returned in acceptable condition. The rental inspection is when property managers compare the home’s current state to the Entry Condition Report (ECR) you filled out when you moved in.
Think of the inspection as your final report card. Even if you’ve paid rent on time for years, an unclean property or damage beyond fair wear and tear can overshadow a good tenancy record.
1. Use a Bond Cleaning Checklist as Your Guide
A bond cleaning checklist is your best friend in this process. It’s a room-by-room guide that ensures you don’t miss a single detail—because property managers won’t.
Typical checklist items include:
- Vacuuming and steam cleaning carpets.
- Removing grease from ovens, stovetops, and rangehoods.
- Wiping cupboards inside and out.
- Cleaning all windows, sills, and tracks.
- Washing walls, skirting boards, and doors.
- Clearing cobwebs inside and outside the property.
- Scrubbing bathrooms, including grout and shower screens.
Example: A tenant in South Brisbane once left crumbs in kitchen drawers, assuming it wouldn’t matter. During inspection, the agent noted it and charged $70 for additional cleaning. A simple checklist could have saved that money.
2. Focus on Kitchens and Bathrooms – The “Hot Spots”
Property managers often spend the most time in the kitchen and bathroom because these areas are prone to build-up.
Kitchen:
Remove oil stains, clean appliances, scrub sinks, and polish taps. Don’t forget the dishwasher filter—it’s a common miss.
Bathroom:
Scrub away soap scum, mold, and calcium buildup. Leave mirrors streak-free and polish chrome fixtures.
Tip: Do a “touch test.” Run your fingers along stovetops, shower screens, or tiles. If you feel grease, residue, or soap film, the inspector will too.
3. Don’t Forget Outdoor Areas
Balconies, courtyards, and backyards are often overlooked by tenants. Inspectors, however, check them closely.
- Sweep outdoor areas and remove cobwebs.
- Hose down driveways and pathways.
- Dispose of rubbish and garden waste.
- Mow lawns and trim hedges if applicable.
Example: In a rental property at Chermside, a tenant left leaves piled up in the courtyard. The landlord deducted $100 for garden maintenance even though the interior was spotless.
4. Respect the Rules Every Tenant Must Follow During End of Lease Cleaning
Every agency has expectations aligned with Queensland’s tenancy laws. The rules every tenant must follow during end of lease cleaning usually include:
- Returning the property in the same condition as recorded in the Entry Condition Report (minus fair wear and tear).
- Arranging professional carpet cleaning if pets lived in the home.
- Providing receipts for pest treatments where required.
- Replacing light bulbs and smoke alarm batteries if it’s your responsibility under the lease.
Breaking these rules can lead to disputes or deductions, no matter how clean the rest of the property looks.
5. Provide Proof of Professional Services
If your lease agreement requires professional carpet cleaning or pest control, keep the receipts handy. Many property managers won’t finalise the bond refund without proof.
Tip: Take photos of the receipts and email them to your agent with your vacate notice. This creates a paper trail and avoids miscommunication.
6. Do a Self-Inspection Beforehand
One of the smartest moves tenants can make is walking through the property before the official inspection.
- Bring your Entry Condition Report and compare each room.
- Open cupboards, drawers, and appliances—inspectors will.
- Check window tracks, light switches, and skirting boards.
- Take photos of every cleaned area as evidence.
Example: A tenant in Fortitude Valley took dated photos of the entire property after cleaning. When the agent later claimed the oven wasn’t cleaned, the tenant showed the photos and avoided a $150 deduction.
7. Watch Out for Commonly Missed Spots
Even diligent tenants sometimes miss details. Here are some areas to double-check:
- Exhaust fans in kitchens and bathrooms.
- Ceiling corners for cobwebs.
- Sliding door tracks filled with dirt.
- Behind and under appliances.
- Dust on blinds and curtain rails.
8. Timing Is Everything
Don’t leave the cleaning until the last day. Bond cleaning is time-consuming and usually takes longer than expected.
Strategy:
- Start one to two weeks before moving.
- Clean unused rooms first.
- Save the kitchen and bathrooms for last so they’re fresh on inspection day.
9. Communicate With Your Property Manager
Sometimes, despite best efforts, small issues can arise. Being proactive with your property manager can help.
Tip: If there’s minor damage—like a chipped tile or cracked blind—discuss it upfront rather than letting them find it during inspection. Agents are often more flexible if you’re transparent.
10. Consider Hiring Professionals With a Bond Back Guarantee
If you’re short on time or worried about missing details, professional end-of-lease cleaners can be a lifesaver. Many Brisbane cleaning companies offer a bond back guarantee, meaning they’ll return free of charge if the property manager isn’t satisfied.
Example: A tenant in Paddington hired a professional team with a guarantee. The property manager flagged a streaky bathroom mirror during inspection, and the cleaners returned within 24 hours at no extra cost. The tenant got the full bond back.
Final Thoughts
Passing your rental inspection after bond cleaning isn’t about luck—it’s about preparation, attention to detail, and following the right process.
By working through a bond cleaning checklist, respecting the rules every tenant must follow during end of lease cleaning, and documenting your efforts, you’ll give yourself the best chance at a stress-free inspection and a full bond refund.
After all, moving out should be about starting fresh—not losing money over overlooked dust or forgotten garden waste.