Your final rental inspection is in three days. The property looks "clean enough" to you—but will your property manager agree?
Every year, thousands of Sydney tenants lose part of their bond because they didn't know what property managers actually check during final inspections. With average bonds ranging from $3,000 to $5,000, the stakes are high. Missing a few cleaning spots could cost you hundreds—or even thousands—of dollars.
This guide shows you exactly what property managers look for during final inspections, written from their perspective.
What Property Managers Actually Check During Final Inspections
Property managers conduct final inspections systematically. They're not looking for perfection—they're comparing your property's current condition against the initial condition report and checking for reasonable cleanliness under NSW law.
The Walk-Through Method: Property managers move through properties methodically, checking top to bottom, left to right. They use the initial condition report as their reference, take photos of any issues, and note everything on their checklist. The entire process typically takes 30-60 minutes depending on property size.
What "Reasonably Clean" Means: Under the NSW Residential Tenancies Act 2010, tenants must return properties in a "reasonably clean" condition, allowing for fair wear and tear. This means thoroughly cleaned—not sterile, but certainly beyond "everyday living clean." Property managers look for cleanliness, check for damage beyond normal wear, identify missing or broken items, and note any outstanding maintenance issues.
Common Red Flags:
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Grease buildup in kitchens
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Mould or mildew in bathrooms
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Carpet stains
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Marks on walls
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Dirty oven or stovetop
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Dusty surfaces and corners
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Unpleasant odours
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Window tracks filled with dirt
Room-by-Room: What Property Managers Check
Kitchen (The Most Scrutinised Room)
Property managers spend the most time in kitchens because this is where most cleaning issues occur. One property manager told us: "The kitchen reveals how well tenants maintained the property. A greasy oven or dirty cupboards signal neglect."
Oven & Stovetop: They check inside the oven thoroughly—racks, walls, door glass, and even under burners. Rangehood filters are inspected for grease buildup. This area alone causes more bond deductions than any other, with typical deductions ranging from $150-$300 for unclean ovens.
Benchtops & Splashbacks: Property managers look for stains on benchtops, grease between splashback tiles, dirty grout lines, and buildup behind taps. A quick wipe isn't enough—they expect these areas to shine.
Cupboards & Drawers: Every cupboard and drawer gets opened. They check for crumbs, stains, sticky shelves, and dirty door fronts. Don't forget the inside of the pantry and under-sink cabinets.
Appliances: Dishwashers, microwaves, and any remaining appliances must be cleaned inside and out. They check dishwasher filters, microwave interiors, and the exteriors of all appliances.
Floors & Walls: Kitchen floors must be swept and mopped, including corners and edges. They check under moveable appliances if accessible. Walls are inspected for splatter marks, especially around the stovetop.
Bathrooms (Mould & Mildew Central)
Bathrooms are scrutinised for mould, mildew, and soap scum. Property managers know these areas show whether tenants maintained proper ventilation and regular cleaning.
Shower & Bath: Glass screens must be streak-free with no soap scum. They check tiles and grout for mould, especially in corners. Shower heads and taps should be descaled. The drain must be hair-free and clean. One property manager noted: "Mould in bathroom corners is common but unacceptable. It suggests poor maintenance during the tenancy."
Toilet: The bowl interior must be stain-free. They check the exterior, base, area behind the toilet, and under the seat. These areas are often forgotten but always inspected.
Vanity & Mirrors: Sink basins should have no limescale, taps must be polished, and mirrors streak-free. They open vanity cupboards and drawers to check interiors.
Ventilation: Exhaust fan covers and vents are checked for dust buildup.
Living Areas & Bedrooms
These rooms are simpler but still require thorough attention.
Carpets & Floors: Carpets must be thoroughly vacuumed with no visible stains. Heavy traffic patterns may require professional steam cleaning. Hard floors should be swept and mopped with no scuff marks. Skirting boards must be clean.
Walls & Ceilings: Light marks and scuffs are considered fair wear and tear, but heavy stains or damage will result in deductions. They check ceiling corners for cobwebs, clean ceiling fans, and inspect light fittings.
Windows & Blinds: Windows should be cleaned inside and out (where accessible). Window tracks must be vacuumed, sills wiped down, and blinds dusted or wiped clean.
Built-in Wardrobes: Wardrobes must be empty with clean interior shelves, hanging rails, and doors. They check under and behind if accessible.
Outdoor Areas (Often Forgotten)
Balconies & Courtyards: Floors must be swept with no leaves or debris. Glass balustrades should be cleaned. Drains must be cleared.
Gardens & Yards: If your lease requires garden maintenance, the lawn must be mowed, weeds removed, and garden beds tidy. Rubbish must be completely removed.
Garages: Garage floors should be swept, oil stains removed where possible, and shelving wiped clean.
Why Sydney Tenants Fail Inspections: Top 10 Reasons
Based on property manager feedback, here are the most common reasons for bond deductions in Sydney:
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Oven not professionally cleaned – $150-$300 deduction
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Carpet stains not treated – $100-$500 deduction
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Bathroom mould/mildew – $80-$200 deduction
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Kitchen grease buildup – $100-$250 deduction
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Marks on walls not cleaned – $50-$150 deduction
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Window tracks not cleaned – $80-$150 deduction
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Garden overgrown/neglected – $100-$400 deduction
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Blinds not cleaned – $50-$100 deduction
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General uncleanliness – $200-$500 deduction
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Unreported damage – Variable (could exceed $1,000)
The average bond deduction in Sydney ranges from $350 to $800. The most common feedback from property managers? "The property was 'lived-in clean' but not 'inspection-ready clean.'"
Protect Yourself: Documentation Tips
Before the Inspection:
Take detailed photos of every room from multiple angles. Include close-ups of clean areas like the oven interior and bathroom tiles. Use timestamped photos or take a video walkthrough. Keep all cleaning receipts, especially for professional services like carpet or oven cleaning.
Email your property manager to confirm the inspection date and time. Attach your cleaning receipts and request a copy of the final condition report.
During the Inspection:
Attend if possible. Walk through with your property manager, address any concerns immediately, and take notes of their feedback. Request immediate feedback on what, if anything, needs fixing.
After the Inspection:
If a re-clean is required, get the specific list in writing via email. Complete the work within the agreed timeframe (usually seven days), document completion with photos, and request final approval.
Why Professional End of Lease Cleaning Helps
Property managers prefer professional cleaning for good reasons. Professional cleaners understand inspection requirements, use commercial-grade equipment, and follow systematic checklists based on NSW standards.
Key Benefits:
Guarantees Provided: Most professional cleaners offer 100% bond-back guarantees with free re-cleans if issues are found. This gives you and your property manager confidence.
Time Savings: The average DIY clean takes 12-16 hours. Professional cleaners complete the same work in 3-6 hours, letting you focus on moving logistics.
Proper Equipment: Steam cleaners for carpets, industrial oven cleaners, and commercial-grade products aren't typically owned by tenants. Professionals have everything needed for inspection-ready results.
Inspection-Ready Standards: There's a significant difference between "lived-in clean" and "inspection-ready clean." Professional cleaners understand this distinction and deliver accordingly.
Cost vs Risk Analysis:
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Professional cleaning cost: $400-$600
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Potential bond deduction: $500-$2,000
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Risk mitigation makes professional cleaning worthwhile
What to Look For in a Cleaner:
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Written bond-back guarantee
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Insurance and qualifications
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Sydney-based with local experience
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Strong reviews (4.5★ or higher)
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Transparent pricing with no hidden fees
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Same-day or urgent availability
Your Quick Inspection Checklist
Use this checklist one week before your inspection:
Final Thoughts
Passing your final rental inspection isn't about achieving perfection—it's about meeting "reasonably clean" standards under NSW law and matching your initial condition report. With proper preparation, thorough documentation, and understanding of what property managers actually check, you can confidently secure your full bond return.
The kitchen and bathroom receive the most scrutiny, so prioritise these areas. Remember that professional cleaning significantly reduces your bond deduction risk while saving you time and stress during an already hectic moving period.
Most importantly, know your rights as a NSW tenant. Fair wear and tear cannot be deducted from your bond, and you have the right to dispute unreasonable deductions through NCAT.
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Frequently Asked Questions
Q: How long does a final rental inspection take in Sydney?
A: Typically 30-60 minutes depending on property size. Studio apartments take 20-30 minutes, while three-bedroom houses take 45-60 minutes.
Q: Can I attend my final inspection?
A: Yes, NSW tenants have the right to attend final inspections. It's highly recommended so you can address any concerns immediately.
Q: What does "reasonably clean" actually mean?
A: Under NSW law, reasonably clean means thoroughly cleaned but not necessarily professionally cleaned. However, it must be significantly cleaner than everyday living standards and free from excessive dirt, grime, or stains.
Q: How long do I have to fix issues after failing inspection?
A: This depends on your lease agreement and property manager, but typically seven days. Always get the timeframe confirmed in writing.
Q: Can my landlord keep my bond for wear and tear?
A: No. NSW law protects tenants from deductions for fair wear and tear. Only damage or excessive uncleanliness beyond normal use can result in bond deductions.
Q: Is professional cleaning legally required for end of lease?
A: NSW law doesn't require professional cleaning. However, many lease agreements stipulate it, and professional cleaning significantly reduces your bond deduction risk.
Q: When should I book end of lease cleaning in Sydney?
A: Book 2-3 weeks before your lease ends during normal periods. During peak moving season (December to February), book 3-4 weeks ahead. Same-day service is available for urgent situations.
Q: What if I disagree with bond deductions?
A: You can dispute deductions through NSW Civil and Administrative Tribunal (NCAT). It's free to lodge a claim. Bring evidence including photos, receipts, and condition reports.