What Happens When Cleaning & Repair Costs Exceed Tenant Bonds?

In a perfect world, landlords and tenants should coexist in harmony. This, of course, isn’t the case, which is why we need measures to help each side agree on matters and reach some level of parity. 

Along with rental rates, tenant bonds cause the most friction between landlords and tenants, particularly when cleaning and repair costs exceed a tenant’s bond. For either side, settling a bond dispute can be painful and stretched. It doesn’t have to be. 

A proactive approach like thorough tenant screening and exploring landlord insurance policies if you own the property will help keep you prepared and protected. Let’s look at the steps you can take if you find yourself in this situation.

Excess costs: how the dispute starts

Most of us have been a tenant at least once, so we know the expectations. When you rent a property, you look after it, and when you move out, you give it one last end of lease clean so that the property is restored to the same condition it was in before the start of the lease, as outlined in your Condition Report and Residential Tenant Agreement. 

If you’re now a landlord, you wait for the tenant to move out, then clean and fix what’s needed. If the costs to clean and fix are more than your tenant’s bond and these higher costs were directly caused by tenant negligence or a failure on their part to fulfil their responsibilities as outlined in the Residential Tenant Agreement, it’s within your rights to request compensation from them to cover the extra costs. If the tenant refuses, a dispute starts. 

3 ways you can recover repair costs as a landlord

As a landlord, there are a few different ways you can recover the costs:

1. Through your insurance

Whilst renters insurance is designed to provide contents cover for renters, landlord insurance is similar to building insurance, in that it protects your property asset as a landlord. If you have landlord insurance, recovering costs for repairs resulting from tenant damage is a simple matter of lodging a claim and following the process. As long as your policy covers damage caused by tenants, the claim will be valid. 

2. Lodging a claim with VCAT

A common path to resolution comes by lodging a compensation claim through the Victorian Civil and Administrative Tribunal (VCAT). The same rule applies to landlord and tenant: if you lodge the claim, you have to prove it. 

For example, a landlord must prove that they’ve lost money or suffered property damage because of a tenant, that the claimed amount is reasonable, and that the damage or loss breached the Residential Tenancies Act 1997.   

3. Using debt collectors

If former tenants have been summoned to pay for the costs of repairs by VCAT, then chances are the payment will need to be made within an agreed upon timeframe. A failure to meet these payment deadlines may result in debt collectors coming to your door. 

Of course, if you’re the tenant involved in the dispute, there’s nothing worse than debt collectors at your front door. Calm and collected is the way to deal with debt collectors. 

Steps you can take to avoid a bond dispute

Some disputes happen regardless of virtue shown by either side. Your best defence is taking steps to reduce the chance of a dispute.  

Step 1: Get everything in writing

Like, everything. This is a professional relationship like any other; the more you have on record, the better. For personal reference, for peace of mind, for in the event that you’re summoned to court, it doesn’t matter. Disputes built on a foundation of what you said versus what they said often crumble, leaving a mess for both sides.

Treat the relationship with the same respect and due diligence you extend to relationships at work. For a landlord or a tenant, your opposite is your key stakeholder. If you find yourself constantly calling a tenant about overdue rent, keep a ledger of these calls. If you find yourself constantly emailing your landlord about repair requests, create a folder for these emails. Steps like these give you quick access to these messages if you need them. 

It’s about honesty, transparency, and properly understanding the relationship between the two parties. The better each side understands, the less likely the relationship will end on a sour note.   

Step 2: Start the relationship on the right foot

The first two things you need in writing are: 

1. Rental Agreement

Most of us know this as the lease. An accurate rental agreement contains all the information either side needs to commence this relationship. Everything from the amount of rent and bond to the length of agreement to any conditions or rules will be covered in this document. 

It’s critical both sides give signed agreement on these terms for the contract to be valid. Seek legal advice on the matter if you’re unsure about anything. 

2. Condition Report

If a dispute between landlord and tenant is inevitable, this document will play a significant role in the outcome. A condition report is a record of the property’s condition prior to a tenant moving in. Any issues, from cracks to leaks to faulty utility components, should be recorded in this document. 

If you’re the landlord, you or your rental agent needs to complete the condition report. If you’re the tenant, you get a copy of this report. Tenants should conduct their own condition report and compare the two. Any discrepancies should be raised immediately. 

Secure an end of lease clean with Dirt2Tidy

Discover Our Top Cleaning Services

When considering a cleaning service, it’s essential to understand which options are most sought after and what outcomes you can anticipate. Here’s a breakdown:

What to Expect: Cost of End of Lease Cleaning

Let’s talk brass tacks. The cost of an end of lease or bond clean isn’t just plucked from thin air; there are several variables at play. Generally, you can expect prices to start around $300 and reach up to $1,000, but the bill is highly dependent on the specifics of your property and the services you choose.

Here’s what shapes the price tag:

• Size of the Property: A cozy studio will naturally cost less to clean than a sprawling five-bedroom home. The more rooms (and bathrooms), the higher the fee.
• Current Condition: If your place has seen better days (think stubborn stains or layers of dust), cleaners may charge more for the extra elbow grease required.
• Included Services: Standard cleans usually cover things like oven detailing, vacuuming carpets, cleaning blinds, and tackling surfaces top to bottom. But if you add on extras, costs rise.
• Additional Services: If you want the full works carpet or upholstery cleaning, pressure washing, pest control, rubbish removal, pool care, even sprucing up a fully furnished property each add-on will notch the price higher.

And don’t forget: some providers may offer package deals, so it’s worth shopping around and checking reviews on platforms like Google or ProductReview.com.au before locking anything in. These extras not only save the day during inspection but can also help you reclaim that full bond with less fuss.

Tips for Managing Professional Cleaning Costs

Keeping professional cleaning affordable doesn’t have to be tricky. Here’s how to stay savvy:

Choose Transparent Pricing: Look for companies with clear, upfront fees. Fixed-rate services prevent unexpected cost surprises, while hourly quotes should be clarified what’s included, and what isn’t.

Request an Itemized Quote: Prices can vary by company and suburb. A detailed written quote helps you compare services and avoid hidden charges for extras like ovens or window tracks.

Maintain Regular Upkeep: Regular cleaning prevents buildup, reducing the need for costly deep cleans later—saving time, effort, and money.

Communicate Your Needs: Be clear about what areas need attention and any tricky spots. This ensures fair pricing and better results.

By staying organized, proactive, and informed, you can enjoy a spotless home without overspending.

How Property Condition Impacts Cleaning Costs

Cleaning costs aren’t just about size they’re heavily influenced by your property’s condition. Well-maintained homes with minor dust or fingerprints usually fall under routine rates. But heavily soiled spaces with stubborn grime, stains, limescale, or odors need more labor, specialized tools, and time, driving up costs.

Professional cleaners assess overall cleanliness, tough build-up, and areas needing special care (like carpets or grout) before quoting. Keeping up with regular maintenance can save money and reduce stress at the end of a lease or before selling.

What Affects the Cost of Cleaning Services?

Several factors influence the price of professional cleaning:

• Size of the Property: Larger homes or offices require more time and effort, raising costs.
• Condition of the Space: Heavily soiled or neglected areas need extra labor and specialized cleaning, increasing the price.
• Timing: Peak periods, weekends, and holidays often come with higher rates; midweek or off-season bookings are usually cheaper.
• Frequency of Cleaning: Regular cleans (weekly or fortnightly) are more cost-effective than sporadic deep cleans.
• Type of Cleaning Required: Standard surface cleaning costs less than intensive tasks like oven detailing, carpet steam cleaning, or post-construction cleaning.
• Location: City-center properties can be pricier due to higher overheads, while suburban locations may cost less.

Understanding these factors helps you budget effectively and set clear expectations with your cleaning service.

How the Type of Cleaning Service Impacts Pricing

The cost of cleaning depends largely on the service type and frequency:

• Regular Cleaning: Weekly or biweekly upkeep wiping kitchens, vacuuming, and tidying bathrooms is generally affordable. Since the space is maintained, cleaners focus on routine tasks, making this the most budget-friendly option.
• Deep Cleaning: A thorough, labor-intensive clean covering under furniture, behind appliances, and neglected corners. Includes scrubbing, degreasing, and revitalising surfaces. Extra time and effort make deep cleans more expensive than regular maintenance.
• End-of-Lease Cleaning: The most detailed service, covering ovens, window tracks, carpets, and hard-to-reach areas to meet strict landlord or inspection standards. Extras like carpet steaming, upholstery cleaning, rubbish removal, or pressure washing can further increase costs.

In short, the more detailed or specialized the service, the higher the price. Knowing your exact needs helps you get the right clean without overspending.

What does house cleaning typically cost, based on property size?

House cleaning prices vary by size and condition, but here’s a general guide:

• Two-bedroom, two-bathroom homes: $100–$150
• Three-bedroom, two-bathroom homes: $150–$200
• Four-bedroom, three-bathroom homes: $200–$280

These are approximate figures; final costs depend on the property’s condition, level of detail required, and any extra services. For the most accurate pricing, request quotes from reputable cleaners like Jim’s Cleaning, Fantastic Services, or UrbanYou to know exactly what’s included no surprises, just a sparkling home.

How Property Size Influences Cleaning Costs

Cleaning costs rise with the size of your home or office. Smaller spaces like studios or two-bedroom flats are cheaper to clean, while larger homes with extra rooms require more time, effort, and sometimes extra staff. Simply put: bigger spaces = higher costs, but also a thoroughly clean result.

How Location Affects Cleaning Costs

It’s no secret that where you live can impact more than your coffee options it can also nudge cleaning costs up or down. Properties in central suburbs or close to the heart of Melbourne often attract higher service rates than those tucked away in outer suburbs or smaller towns.

Why? Think of it as the postcode premium. In-demand areas come with greater overheads, travel expenses for workers, and sometimes trickier parking or access, which all get folded into the final bill. Meanwhile, if your place is further afield, you might benefit from more competitive pricing, thanks to lower business expenses in those areas.

So, when weighing up quotes, consider location as one of those subtle, behind-the-scenes players. Often, the closer you are to the downtown bustle, the more you might pay for that sparkling finish.

How Flat-Rate Cleaning Services Are Priced

Flat-rate cleaning offers a clear, upfront price with no surprises. Pricing is based on:

• Property Size: More bedrooms and bathrooms cost more.
• Condition: Heavily soiled or neglected spaces require extra effort.
• Scope of Work: Standard vs. deep cleaning, including extras like windows or carpets.
• Custom Requests: Pet hair, post-renovation dust, or other special needs.

For example, a typical three-bedroom, two-bath home usually costs $120–$170. Flat rates let you know exactly what you’re paying before the clean begins.

How Cleaning Frequency Impacts Service Costs

Regular cleaning weekly or fortnightly usually costs less per visit since there’s less dirt and grime to tackle. Frequent touch-ups prevent buildup, making each session quicker and easier.

One-off deep cleans, however, involve more time, effort, and sometimes special equipment to tackle stubborn messes, which increases the cost.

Simply put: the more often you clean, the less time and money each session requires.

How Are Hourly Cleaning Rates Calculated?

Hourly cleaning rates aren’t plucked from thin air they reflect a blend of factors that can shift the final tally up or down. Typically, these rates cover the actual time a cleaner spends on the job, so the longer and more involved the task, the higher your total cost will climb.

Key considerations that influence the rate include:

• Experience and Qualification: A seasoned professional from a reputable company (think the Omo or Ajax of the cleaning world) is likely to charge more than a beginner operating solo.
• Size and Layout: Cleaning a compact one-bedroom apartment is a different kettle of fish compared to tackling a sprawling family home in Fitzroy.
• Scope of Work: Are you after a quick tidy-up or a thorough deep clean, grout-scrubbing included? The complexity of tasks like oven cleaning, window washing, or tackling pet hair can nudge the rate higher.

For Melbourne and throughout Victoria, you’ll generally see hourly rates ranging from $25 to $65 or more per hour. As always, it’s wise to clarify what’s included in the hourly fee up front and ask for an estimate, so you know exactly what you’re paying for before the mop comes out.

Carpet Cleaning

Unmatched Deep Clean
Our carpet cleaning service is designed to remove deep-seated dirt and allergens, leaving your carpets with a refreshing feel. Customers can expect revitalized carpets that not only look brand new but also promote a healthier home environment.

Tile and Grout Cleaning

Brilliant Shine
Say goodbye to dingy tiles and stained grout lines. Our tile and grout cleaning service transforms your flooring, adding a dazzling sparkle that rejuvenates every room. Clients often find their tiles looking immaculately clean with a gleaming finish.

Upholstery Cleaning

Breathe New Life into Upholstery
Transform your furniture with our upholstery cleaning service. We eliminate stains, odors, and dust, revitalizing your sofas and chairs. This service ensures your upholstery looks and feels like new, enhancing the overall comfort and appearance of your home.

Explore more of our services to find the perfect fit for your cleaning needs.

Why clean when we can do it for you? Schedule your appointment now and enjoy a pristine, stress-free home.