Read the tenancy agreement very carefully. They were open to every change I made.
Key changes were:
Security deposit is only used in relation to damages to the
property or unpaid rents (they tend to say for non performance of tenancy agreement here which means they can just keep you deposit even if it dosent relate to damages or rent, ie. such as not getting the air conditioner cleaned quarterly or see next point;
Deleting 'immoral' activtiies from the wording as they can say anything to get you out with that in (illegal is fine but how do you define immoral?);
Advising you in writing first before deducting amount from you deposit;
Paying back your deposit within 14 days;
Ensuring both parties have no more claims upon each other after the handback evaluation is completed;
Limiting per annum the amount I paid for minor repairs (you are usually responsible for the first $150 but say the fridge, air conditoner, oven all break this can add up fast;
Being able to choose your own maintenance people (sometimes they say in the contract it must be with a certain company) if they dodge you and they often do you are stuck;
Making sure you have something like "made all reasonable attempts to pay by the clearly communicated rental payment arrangement" - it has happened where they change the bank details and you default the payment and they keep your security deposit and kick you out if they want;
Get a diplomatic clause (only applies for 2 year contracts). If you leave early after one year you pay 2 months extra only, know they will probably keep your bond as well so make sure this is spelled out as well;
Take out clauses that you cannot possibly perform. I had one in about insurance and I said to comply I needed to see copy of the insurance otherwise how do I know what I have to comply with and the term was immediately withdrawn;
Also if you sign a one year contract you split the real estate fee (1 months) over 3,500 per month I think contracts and for two year contracts over 3,500 the landlord pays. Make sure this is clearly stated or you could be end up bearing costs you should not have too;
The contract should state you get 30 days to bring to attention of the landlord any defects (can include blown lights anything) and I mean bring to the attention everything you can find because this in conjucntion with the handover condition assessment is your starting point and the most important document with the handback condition assessment;
If you want o be really safe take pictures and note model numbers and brands for applicances.
There is probably something I missed but if you read the other forums you will see a lot of disputes and unhappy expats because they trust the agreement given to them. Here unlike australia there is no tenancy board holding your deposit so landlord hold the money and you get no interest paid back. Often the landlord will have cash flow problems because they are investing and will not have your deposit, as they have spent it. Get all the changes just to be sure. Your only avenue is small claims tribunal and litigation which is expensive and not cost effective. key to getting your deposit back is upfornt ensuring the rules are ok. Hope that helps a bit and from the tone of my advice I hope that it does not come across everyone is dodgy here because I am sure the majority of disputes are small but if you conduct yourself in the most professional manner you limit disputes. Good luck.
, we ought to make your post a sticky!