By March 19, 2021Renting Tips

The Entry Condition Report records the condition of the property at the start of the tenancy. It is one of the most important documents in a tenancy as it is an integral part of the bond refund process. The report and photos taken are used to provide evidence for the property manager to refer back to when a tenant vacates to ensure the property is returned in the same condition with the exclusion of general wear and tear.

Before the Entry Condition report is completed, we aim for the property to be presented in the new tenants’ best possible condition. The following steps below are involved in getting the property is ready for the report and for the new tenants to move in.

Bond Clean

As a standard, we request the property to be a bond clean condition for each new tenancy, so the level of cleanliness isn’t open to interpretation; however, this not something we can force.

A bond clean is a comprehensive clean of the property that includes the following: 

  • Oven & range hood
  • Walls and skirting boards throughout
  • Inside and outside of windows & window sills
  • Shelves and drawers
  • Exhaust fans and ceiling fans
  • Floors
  • Light fittings
  • Bathroom (Toilet, bath, shower recess, remove built-up soap residue, sink & tapware)


Carpeted properties are to be professionally steamed cleaned before each tenancy and the report being conducted.

Furnished Properties/Inventory Report 

A furnished property is required to have any fabric furniture and mattresses steam cleaned. An inventory report is also completed to list the furniture/items and note its condition at the tenancy; photos are taken to support the written report.

Lawns & Garden Maintenance

If the property has lawns, they must be mowed before the tenancy commencing. The lawns and gardens’ condition at the property are noted on the report, and photos are taken.


A pool situated at the property must be cleaned before the tenancy and have a current pool safety certificate. A pool handover is also arranged between the tenant and the appointed contractor to ensure the tenants know how to maintain the pool throughout the tenancy.

The Report

The property manager needs to be very thorough when writing the report. Depending on the property’s size, it can take hours for the report to be written and for the photos to be taken.

The report involves the property manager going through inside and outside the property and noting the condition, cleanliness, and any damages or wear and tear, even if minuscule. The property manager also turns on the lights, ceiling fans, air conditioners and tests the blinds to check their functionality and notes their condition.

If the property is individuated, a water meter reading is also taken, this is recorded on the front page of the report, and a photo is taken.


The number of photos taken will vary depending on the property’s size and if it is furnished or self-contained. The photos are used to provide support for the written report. The photos are sent electronically using the program Hightail; these images are available via a link supplied to the tenants.


Step 1
The property manager/owner completes and signs the form and gives a copy to the tenant at the start of the tenancy.

Step 2
The tenant must return the signed and completed the entry condition report to the property manager/owner within 3 days.

Step 3
The property manager/owner must return a copy of the signed and completed report to the tenant within 14 days.