This is general information about how bond refunds work in New Zealand, not legal advice. For the official position, and to lodge or claim a bond, go to tenancy.govt.nz.
The standard is "reasonably clean and tidy", not "spotless"
Under the Residential Tenancies Act 1986, a tenant's obligation at the end of a tenancy is to leave the premises reasonably clean and tidy. That wording matters in both directions.
It means you are not required to return the property in better condition than you received it. Normal wear and tear, carpet flattening in a hallway, faded paint, minor scuffs from ordinary use, is not something a landlord can charge you for. It is the cost of owning a rental.
It also means "I cleaned it" is not a defence if the oven was not touched. Reasonably clean is an objective standard, and ovens, bathrooms and window tracks are where it is usually applied.
Who has to prove what
This is the part most people get backwards. If a landlord wants to keep part of your bond, the onus is on them to justify the claim. You do not have to prove the property was clean; they have to establish that it was not left reasonably clean and tidy, and that their claimed cost is reasonable.
In practice, disputes are decided on evidence. Where neither side has any, the outcome depends on whose account is more credible, which is a bad position for a tenant who has already handed back the keys and has no way of showing the state they left things in.
The evidence that settles it
Timestamped photographs of every room, taken after the property was empty and cleaned. That is it. That is the thing.
Not a general "we cleaned it" statement, and not photos of the good rooms. A complete set, every room, the oven with the door open, inside the cupboards, the window tracks, the bathroom. Taken after the furniture is out, because the furniture is what the argument will be about.
Also worth keeping:
- Your entry condition report, which you should have completed and returned at the start
- Any photos you took on move-in day, particularly of pre-existing damage
- Receipts for any professional cleaning, including exactly what was in scope
- Your written communications with the landlord or property manager
Practical order of operations
- Move everything out first. Cleaning around furniture leaves the exact marks an inspection looks for.
- Clean, or have it cleaned. Work from a room-by-room checklist so nothing is missed.
- Photograph everything, empty and clean. Every room. Take more than you think you need.
- Do a final walk-through with the checklist in hand, looking specifically at the eight areas inspections check first.
- Return the keys and request the bond refund in writing.
If the landlord claims part of your bond
Ask, in writing, for the specific items they say were not clean and the quotes or invoices supporting the amount. A claim has to be itemised and reasonable; "cleaning, $600" with no breakdown is not a substantiated claim.
If you cannot agree, either party can apply to the Tenancy Tribunal. Applications are inexpensive and the process is designed to be used without a lawyer. Tenancy Services also offers a free mediation step, which resolves most disputes without a hearing.
Where we fit
Our end of tenancy cleaning includes a timestamped photo record of every room on completion, in a login you keep. We cannot promise an outcome. That is between you and your landlord, but we can make sure you are not the party without evidence.