Articles on: Landlord questions

How to lodge the bond in NSW

In NSW, the primary and required method for managing rental bonds is through Rental Bonds Online (RBO). You register once with Service NSW, then from your RBO dashboard, you invite tenants to pay the bond direct to Fair Trading by BPAY, Visa or Mastercard.


Important Legal Requirement: You must offer RBO to your tenant as the first option. You cannot insist that a tenant uses RBO if they are unable or unwilling to do so—doing so can attract a heavy penalty (a $2,200 fine).If a tenant chooses not to use RBO or cannot access it, you must use the paper-based method. You can collect the funds directly from the tenant or via PropertyNow (if you are a subscriber), but you must lodge the bond using the approved paper form within 10 working days of receiving the money.


Authority/portal: Rental Bonds Online (RBO) — NSW Fair Trading. **Register: **RBO for self‑managing landlords Help: 1800 990 724 • RBOsupport@customerservice.nsw.gov.au (site access/support) • rboregistration@customerservice.nsw.gov.au (registration queries)


Before you start

  • Have your tenancy agreement ready (start date, rent, bond amount).
  • Have each tenant’s unique email and mobile number.
  • Confirm the tenant is happy to use RBO (they’ll need internet, email, mobile, and a payment method).
  • Have your proof of identity as listed on the RBO landlord/owner registration form.
  • Decide your path based on the tenant's preference: Path A (RBO - Mandatory first offer), Path B (On-platform collection), or Path C (Off-platform collection).


  1. Create your RBO account (one-off): * Download the Landlord/Owner POI & registration form.
    • Take the completed form and original ID to a Service NSW Centre.
    • Fair Trading emails your Landlord Code and activation link when processed.
  1. Check your tenant is ready for RBO: Confirm they have internet, a mobile, an email address, and can pay by BPAY or card.
  2. Log in to RBO and create the bond: From your dashboard, choose Create/Lodge a bond, enter property, tenancy and bond details, and add each tenant with a unique email.
  3. Invite tenants to pay Fair Trading directly: RBO emails/SMS each tenant a secure link to create their RBO account and pay. You’ll see status updates as each payment lands.
  4. Finalise the bond: When payment shows as received, complete the “Finalise the bond” task on your RBO homepage. RBO then allocates the bond number and emails receipts to you and the tenant(s).


What to do if the tenant opts out of RBO (Paper Lodgement)

If the tenant cannot or does not wish to use RBO, you must collect the funds and lodge the bond manually. You can collect the funds in two ways:


Path B — Collect via PropertyNow (Rental Management Subscribers Only)
  • Select the option to collect the bond via PropertyNow in your account.
  • We’ll create a payment request in the tenant’s PropertyNow account.
  • Once the tenant pays, you’ll receive the funds directly.
  • Lodge the paper form: Once you hold the funds, you have **10 working days **to lodge the bond. Log in to your RBO account, go to the 'Links' section, and download a Rental Bond Lodgement form. Complete the form, have the tenant sign it, and lodge the form and bond by post to the address on the form or in person at a Service NSW Centre.


Path C — Collect off-platform & lodge via paper form
  • Collect the bond directly from the tenant (e.g., via bank transfer).
  • Once the bond is received, you must provide a receipt or note the payment details on the tenancy agreement, and provide a copy to the tenant.
  • Lodge the paper form: Once you hold the funds, you have 10 working days to lodge the bond. Log in to your RBO account, go to the 'Links' section, and download a Rental Bond Lodgement form. Complete the form, have the tenant sign it, and lodge the form and bond by post to the address on the form or in person at a Service NSW Centre.


Keep for your records

  • RBO bond number and email receipts.
  • Condition report and tenancy agreement.
  • Any paper lodgement form and proof/date of submission (if used).

Updated on: 02/03/2026

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