ACT Condition Reports

ACT law requires a Condition Report to be completed by the tenant and landlord at the beginning of the tenancy. You should use the standard form condition report provided by the ACT Tenants Union.

This guide covers landlords (or head-tenants) and tenants (or sub-tenants) in a Residential Tenancy. This applies to the majority of share accommodation and residential property rental situations. To confirm it covers your situation visit What is my share accommodation situation?

Condition Reports record the general state of repair and condition of the rental premises at the beginning and end of the tenancy. If an issue arises about damage or disrepair to the premises, the Condition Report is used as evidence by the Tribunal or Court to determine who is liable. This is important for determining how the Bond should be paid out, or whether compensation should be paid to the landlord.

Although a Condition Report is only required by law at the beginning of the tenancy, the standard form document provides space for a second Condition Report at the end of the tenancy. It is advisable to also complete this second report to compare the condition of the premises at the beginning and end of the tenancy.

The tenant and landlord should each retain at least one copy of the Condition Report during the tenancy.

The standard form Condition Report from the ACT Tenants Union can be found Downloaded for Free. It should be completed and signed by the tenant and landlord at the beginning and end of the tenancy.

Although a Condition Report is required by law, a tenancy agreement is still valid even if a report has not been completed.

Condition Report at the start of tenancy—what is required?

The landlord must complete a Condition Report before the tenant moves into the rental premises. The landlord should inspect the premises thoroughly while completing the report to ensure it is as accurate as possible. The landlord must give the tenant 2 signed copies of the Condition Report before the tenant moves in.

After receiving the 2 copies, the tenant must complete the Condition Report by indicating which parts they do or do not agree with. The tenant should carefully inspect the premises to see whether they agree with the landlord’s assessment.

The tenant must sign one copy of the completed Condition Report and return it to the landlord within 2 weeks of receiving it. If the tenant does not return a copy of the Condition Report to the landlord, then the report will be considered as evidence of the state of the premises by the Tribunal or Court. The tenant and landlord should each retain a copy of the Condition Report during the tenancy.

Once the Condition Report has been signed by both the tenant and landlord, the Tribunal or Court will assume it is an accurate record of the state of the premises unless other evidence overrides it. Therefore, the tenant should carefully read the report completed by the landlord, and indicate in the appropriate sections whether they agree or disagree. If the tenant indicates that they disagree with a part of the landlord’s Condition Report, then the Tribunal or Court will not automatically assume that the report is accurate regarding that part.

It is in the best interests of both the tenant and landlord that the Condition Report is completed as close as possible to the beginning of the tenancy. The Tribunal or Court will not value as highly a Condition Report completed too long after the tenancy begins.

Condition Report at the end of tenancy—what is required?

In addition to the Condition Report at the start of the tenancy, the tenant and landlord should complete a second Condition Report at the end of the tenancy agreement. This second report should be completed in the space provided on the copies of the original Condition Report kept by the landlord and tenant.

Ideally, the landlord and tenant should complete this second Condition Report together at the premises. Alternatively, the Condition Report can be completed by the landlord alone if the landlord has given the tenant a reasonable opportunity to be present, but the tenant has chosen not to attend.

It is in the best interests of both the tenant and landlord to be present when completing the Condition Report—this reduces confusion and speeds up any dispute resolution process.

Completing a second Condition Report at the end of the tenancy helps in comparing the state of the premises to the beginning of the tenancy.

Can I make changes to the standard form Condition Report?

In addition to the standard form Condition Report, tenants and landlords can attach additional information to provide a more comprehensive account of the general condition of the premises.

For example, if a part of the premises is not included in the standard form Condition Report, then either party may add an additional document recording the state of that part. Further, it is common and good practice for tenants and landlords to take pictures of the premises at either the beginning or end of the tenancy to provide a visual record in addition to the written report.

If additional information is attached by the tenant or landlord, the other party should indicate whether they agree that it is an accurate record of the condition of the premises.

How do Condition Reports work in co-tenancies?

Condition Reports are particularly important in co-tenancy arrangements as they help in attributing liability to individual co-tenants for any damage caused to the premises. Every time a co-tenant is removed from or added to a tenancy agreement, a new condition report should be completed by the landlord, the continuing co-tenant(s), and the incoming or outgoing co-tenant(s).

By completing a new report each time there is a change in co-tenants, liability can be more accurately attributed to the responsible co-tenant, especially if the damage is only recognised a long time after a former co-tenant has left the premises.

Is a new Condition Report needed if the tenancy is renewed?

If a tenancy agreement is renewed for the same premises between the tenant and landlord, a new Condition Report must be completed before the second tenancy agreement begins. A new Condition Report will provide a more relevant and recent appraisal of the premises and therefore reduce the likelihood of a dispute arising at a later point.

You might also be interested in

ACT Bonds
ACT Tenancy Agreements
ACT Rental Payments
ACT Holding Deposits


These legal guides provide a brief summary and introduction of the laws and regulations affecting share accommodation. They do not cover all cases in all legal jurisdictions and might not apply in your specific share accommodation situation. It is important that you use this information as a guide only and seek independent Legal Advice or consult the Relevant Acts. We do not accept any liability that may arise from the use of this information.