Property Condition Reports
Independent Entry & Exit Reports

A property condition report (PCR) is a written record, with dated photos, of the condition of a rental property at the start and end of a tenancy. The entry report documents every room, fixture and surface before the tenant moves in, including existing damage. The exit report records how the property was left. Comparing the two shows what changed during the tenancy, which is how bond claims are decided.

The entry condition report, also called the ingoing or move-in report, is done before the tenant takes possession and documents the current condition of the property. The exit condition report, also called the outgoing or move-out report, is done when the tenant leaves and records how the property was left. The two are compared room by room to separate damage from fair wear and tear.

Yes. In NSW, VIC and QLD the landlord or agent must give the tenant a condition report before the tenant moves in, on the form each state sets: the Schedule 2 form in NSW, the Consumer Affairs Victoria template in VIC, and the Entry Condition Report (Form 1a) in QLD. The tenant then has a set number of days to check it, note any disagreements and return a signed copy.

The agent’s report is often completed quickly with few photos, and the tenant is left to mark disagreements. An independent report is prepared by a building inspector who is not on either side, with detailed notes and dated photos of every area. Landlords and agents can use it to complete and support the state form, and tenants can use it as their own evidence of the condition at move-in or move-out.

No. The state form is still the legal document the landlord or agent must give the tenant. The independent report sits behind it as the detailed, photographed evidence, and can be attached to the form. In QLD the exit condition report (Form 14a) is completed by the tenant, so an independent exit report there is supporting evidence for either party.

Yes. Condition reports are the main evidence in bond disputes at NCAT, VCAT and QCAT. Queensland’s tenancy law states that a condition report is evidence of the condition of the premises, and NSW and Victorian guidance describes it the same way. Matching dated photos from entry and exit show whether damage was already there or happened during the tenancy.

Fair wear and tear is deterioration from normal use and ageing, such as faded curtains, worn carpet in walkways or minor scuffs. A tenant is not responsible for it. Damage, such as burns, stains, holes or pet damage, is different and can be claimed from the bond. A detailed entry report is what lets the two be told apart at exit.

In NSW the tenant returns a completed copy within 7 days of moving in. In VIC the renter returns a signed copy within 5 business days. In QLD the tenant returns the entry condition report within 7 days of moving in or receiving it, whichever is later. Check your state’s rules, as these can change.

Every accessible room inside and out: walls, ceilings, floors and floor coverings, doors, windows, locks and screens, kitchen, bathroom and laundry fixtures, built-in appliances, outdoor areas, fences and gardens as presented. Existing cracking, marks, stains, damage and wear are photographed and noted. Where something looks like it needs further investigation, such as cracking or dampness, the report says so.

Book the entry report after the property has been cleaned and before the tenant moves any belongings in. Book the exit report after the tenant has moved out and returned the keys, and before any cleaning, repairs or new tenant, so it records the property exactly as it was left.

You can book either on its own, but the two together give the clearest picture. An exit report on its own shows how the property was left, but without an entry report of the same detail there is less to compare it against.

Landlords and property managers at the start and end of a tenancy, tenants who want their own independent record when moving in or out, and owners handing over or taking back a property, such as a short-term lease or a property that has been sitting vacant.

A condition report is tied to a tenancy: it documents the property before a tenant moves in and how they left it when they move out. A maintenance inspection is a scheduled check, usually yearly or every 6 months, to keep the property in good repair and to support insurance and builder’s warranty requirements.

It depends on the size of the property and whether you need an entry report, an exit report or both. Request a quote and we will confirm it for your property.

Most homes take between one and three hours on site, depending on size and access. The written report with photos is usually delivered within a few business days.

Yes. Landlords, property managers and tenants are welcome to attend and point out anything they want recorded.

Yes. We prepare condition reports for houses, townhouses and units, furnished or unfurnished. For furnished properties, the report records the condition of the furniture and items supplied with the lease.

No. If you are buying, book a pre-purchase inspection instead. It is written for the purchase decision and timed around your contract.

A dilapidation report records the condition of a property before neighbouring construction, excavation or demolition starts, so any damage from those works can be compared against it. A condition report is tied to a tenancy, not to nearby works.

Use the quote form on this page, or call us Monday to Friday, 9am to 5pm. Tell us whether you need an entry report, an exit report or both, and the date the tenancy starts or ends.