A close-up of a spotless oven proves little if nobody can tell which oven, when it was photographed or what the surrounding kitchen looked like. A useful evidence file moves from context to detail and connects each image to Form 1a, Form 14a and the relevant communication.
In this guide 9 sections
Quick method: for each room, take a doorway overview, a reverse overview, inclusion-level images and detail only where needed. Then name the files in room order, preserve the originals, and link the sequence to the matching Form 14a comments.
General information only: This guide is not legal, privacy, security or tenancy advice. Do not photograph people or private information unnecessarily, enter an unsafe area, or upload sensitive tenancy records to a service you do not trust.
What exit photos can and cannot show
The RTA says entry and exit condition reports provide evidence of the premises at the beginning and end of a tenancy. It strongly encourages careful completion and supporting photos. The owner or agent compares Form 14a with Form 1a when assessing condition.
Photos can show visible condition, cleanliness, location, scale and change. They may support evidence about a supplied inclusion, a meter reading or the state of keys. They usually cannot prove cause by themselves, capture smell, verify hidden condition, or decide whether an item is fair wear and tear. Pair them with the written reports and records that answer those questions.
Prepare the property and camera
- Remove possessions and rubbish so surfaces and inclusions are visible.
- Finish cleaning and allow wet surfaces or carpets to dry safely.
- Open curtains or blinds and turn on safe lighting to reduce shadows.
- Wipe the camera lens and use the standard camera mode without beauty filters.
- Keep the device clock accurate, but do not rely on metadata alone.
- Have Form 1a, entry images and a blank Form 14a beside you.
- Start at the front entry and follow one direction through the property.
If a surface looks different under flash, add a second image in natural light rather than choosing the most flattering version. The goal is an accurate record.
Use the four-frame sequence
1. Doorway overview
Show the whole room and establish location. Include floor, walls, windows and major inclusions where possible.
2. Reverse overview
Photograph back toward the doorway to cover the area hidden in the first frame.
3. Inclusion frame
Capture the oven, sink, wardrobe, air conditioner or other supplied item in context.
4. Detail frame
Add a close image only where it explains condition. Keep a wider frame that locates the detail.
Hold the camera level, include overlapping landmarks and avoid digital zoom. For reflective surfaces, shift angle instead of obscuring the result with glare. A slow video walk-through can supplement the photographs, but still photos remain easier to reference by item.
Room-by-room exit shot list
| Area | Include | Useful detail |
|---|---|---|
| Entry and living | Doors, locks, walls, floors, windows, curtains or blinds, lights, fans | Existing marks, new cleaning result, supplied remotes |
| Kitchen | Benches, sink, cupboards open and closed, oven, cooktop, rangehood, dishwasher | Inside oven, trays, filters, appliance model if disputed |
| Bedrooms | Walls, floors, wardrobe interior, windows, screens, fans | Carpet condition from entry-matched angles |
| Bathroom and laundry | Basin, shower, bath, toilet, cabinets, grout, exhaust, supplied appliances | Dry surfaces, drains, seals and any pre-existing deterioration |
| Outdoor and storage | Balcony, courtyard, garden, lawn, garage, shed, bins and storage | Gate, remote, keys, meter and agreed maintenance area |
| Final handover | All keys, remotes, access cards and final water meter reading where relevant | Item count without exposing key-cut codes or security details |
Safety comes first. Do not climb, remove electrical covers, enter roofs, move heavy appliances, expose key codes, or photograph a hazardous area merely to complete a list.
Name files so another person can follow them
Copy the original files into a working folder and rename the copies in one sequence. A simple pattern is:
2026-09-30_01-entry-door_overview_001.jpg
Use date, room number, room name, subject and sequence. Keep language factual. Prefer bedroom-2_wall-south_detail to damage-agent-will-blame-me.
- 01-property-overview
- 02-entry-and-keys
- 03-living-areas
- 04-kitchen
- 05-bathrooms-and-laundry
- 06-bedrooms
- 07-outdoor-and-garage
- 08-meters-and-utilities
- 09-exit-condition-report
- 10-receipts-and-communications
Download the Rental Exit Photo Evidence Pack
Includes a START HERE instructions PDF, printable photo checklist, plain-text naming guide and ten ready-made empty evidence folders. ZIP file, 14.7 KB.
Connect photos to Form 14a and service records
Complete Form 14a systematically. Mark each item clean, working and undamaged where applicable, add specific comments and attach another page if more space is needed. In the comment, refer to a short image range, such as “Kitchen oven interior, images 02-014 to 02-017.” Do not send Form 14a to the RTA. Give it to the owner or agent and keep a copy.
Add a one-page index listing each room, image range, relevant Form 14a item and supporting record. For example, carpet images may link to the entry report, a cleaning invoice and the written service scope. Repair images may link to the original maintenance email and response.
Evidence index row
Room and item:
Exit image numbers:
Entry comparison:
Form 14a comment and supporting document:
Preserve originals and create two backups
- Keep originals unchanged. Do not overwrite them with edits, annotations or compressed exports.
- Create a working copy. Rename and organise copies for sharing.
- Make two backups. Keep one on a different physical device and one in a secure account or location appropriate for your privacy needs.
- Export important messages. Save emails and attachments in a durable format and retain the original mailbox records.
- Record handover. Keep proof of when Form 14a and keys were delivered and when the signed report was returned.
Test that a sample backup opens. A folder that exists but contains unreadable cloud placeholders is not a complete backup.
If a condition or bond item is disputed
Respond item by item. Identify the claim, state your position briefly, then attach the entry comparison, exit report reference, relevant exit images, correspondence and receipt. Avoid sending hundreds of unlabeled files.
If a bond Notice of claim arrives, do not let evidence organisation delay the response. A party who disagrees has 14 days to request dispute resolution. The managing party's separate 14-day obligation to provide evidence does not pause that response deadline.
If the matter reaches QCAT, follow the current directions for submitting photographs, video and other evidence. QCAT's guidance identifies photographs, video, correspondence, statements and expert reports as possible evidence and points tenancy parties to Practice Direction No. 4 of 2023.
Frequently asked questions
Are exit photos required for a Queensland tenancy?
The RTA strongly recommends condition records and photos because they can help avoid or resolve disputes. Form 14a is the formal exit condition report for a general tenancy. Photos support the report but do not replace completing and giving the form to the owner or agent.
How many rental exit photos should a tenant take?
There is no universal number. Aim for complete, non-repetitive coverage: a doorway overview, a reverse overview, inclusion-level images, and close detail only where it helps explain condition. The file should let another person locate and understand each item.
Should photos be taken before or after cleaning?
Take the final evidence set after possessions are removed and cleaning is complete. Earlier progress photos can be kept separately. If a service is performed, photograph the result after it is safe and ready to inspect.
Should a tenant edit or annotate original exit photos?
Keep the original files unchanged. If arrows, labels or crops would help explain an issue, make separate copies and retain the originals so the file history remains clear.
Do photos guarantee a tenant will win a bond dispute?
No. Photos are one form of evidence. Their usefulness depends on relevance, clarity, timing and connection to the entry report, exit report, correspondence, receipts and the particular claim.
The bottom line
Make the evidence easy to navigate. Photograph context before detail, follow one room order, use neutral filenames, connect images to Form 14a, preserve originals and keep proof of handover.
Put the photo session in the correct place in your move.
Open the 30-day checklistGeneral information only: Evidence requirements depend on the forum and dispute. Check current RTA and QCAT instructions. Sources reviewed 7 September 2026.