Leases & Legal
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Australia does not have a single national tenancy law. Instead, each state and territory has its own residential tenancy legislation, tribunal system, and bond authority. For rental providers managing properties across multiple jurisdictions - or renters relocating interstate - understanding these differences is essential to staying compliant and protecting your rights.
NSW tenancies are governed by the Residential Tenancies Act 2010 and administered by NSW Fair Trading. The NSW Civil and Administrative Tribunal (NCAT) handles disputes between rental providers and renters.
Bonds must not be more than four weeks' rent, and a landlord must lodge the bond with NSW Fair Trading within 10 working days after it is paid (an agent within 10 working days after the end of the month in which it is paid). Rent increases are limited to once every 12 months, and rental providers must provide at least 60 days' written notice. No-ground evictions have been abolished in NSW as of mid-2025, meaning rental providers must provide a valid reason to end a tenancy.
Minimum standards for rental properties were introduced in 2020, covering issues such as adequate ventilation, functioning locks, and weather-proofing. Rental providers are required to provide a condition report at the start of every tenancy.
Victoria's tenancies fall under the Residential Tenancies Act 1997, significantly amended by the Residential Tenancies Amendment Act 2018, which introduced sweeping reforms. The Victorian Civil and Administrative Tribunal (VCAT) resolves disputes, and the Residential Tenancies Bond Authority (RTBA) holds all bonds.
Victoria was the first state to introduce comprehensive rental minimum standards, requiring all properties to meet 14 criteria including heating in the main living area, window coverings in bedrooms, and adequate hot water. Rent increases are limited to once per year, and rental providers must give at least 90 days' notice using the prescribed form (increased from 60 days on 25 November 2025). The bond is generally no more than one month's rent where the weekly rent is $900 or less.
Importantly, Victoria has removed no-reason notices to vacate. Rental providers must rely on specific grounds such as the property being sold, the rental provider or a family member moving in, or demolition/renovation. Renters have the right to make minor modifications (such as hanging picture hooks or installing child-safety devices) without the rental provider's consent.
Queensland is governed by the Residential Tenancies and Rooming Accommodation Act 2008. The Residential Tenancies Authority (RTA) manages bond lodgement, dispute resolution assistance, and tenancy education. The Queensland Civil and Administrative Tribunal (QCAT) adjudicates disputes that cannot be resolved through the RTA's conciliation process.
Bond is capped at four weeks' rent and must be lodged with the RTA within 10 days. Rent increases require at least two months' notice and can only occur once every 12 months; since 6 June 2024 the 12-month limit attaches to the property, carrying across tenants, agents and owners. Queensland introduced reforms that restrict the grounds on which a rental provider can end a tenancy, require rental providers to provide a reason for not renewing a fixed-term lease, and prohibit rent bidding.
Renters can keep pets unless the rental provider obtains a QCAT order refusing the request. Rental providers must respond to a pet request within 14 days or consent is deemed to have been given. Entry notice requirements are 24 hours for inspections and repairs.
WA tenancies are regulated by the Residential Tenancies Act 1987, with significant amendments introduced in 2024. Consumer Protection, part of the Department of Local Government, Industry Regulation and Safety, oversees tenancy matters, and disputes are heard by the Magistrates Court.
Bond is limited to four weeks' rent (with no limit where the rent is over $1,200 a week) and is lodged with Bonds Administration. WA has introduced limits on no-ground terminations for periodic tenancies and increased notice periods. Rent increases require at least 60 days' written notice and are limited to once every 12 months (increased from once every 6 months on 29 July 2024). Rental providers must comply with property condition standards and provide condition reports at the start and end of each tenancy.
South Australia operates under the Residential Tenancies Act 1995, administered by Consumer and Business Services (CBS). Disputes are resolved through the South Australian Civil and Administrative Tribunal (SACAT).
Bonds are capped at four weeks' rent where the weekly rent is $800 or less (six weeks where it is more) and lodged with CBS. Rent increases require 60 days' notice and are limited to once every 12 months. From 1 July 2024, SA landlords can no longer end a tenancy without specifying a prescribed ground; ending a periodic tenancy on a specified ground requires 90 days' notice (Form 8). Rental providers must ensure properties are in a reasonable state of repair and meet basic safety requirements.
Tasmania's residential tenancies are governed by the Residential Tenancy Act 1997, administered by Consumer Affairs Tasmania (Consumer, Building and Occupational Services until 1 October 2026). The Residential Tenancy Commissioner handles disputes, with the Magistrates Court as the escalation path.
Bond is capped at four weeks' rent and must be deposited with the Rental Deposit Authority. Rent increases are limited to once per year with at least 60 days' notice. Tasmania has been gradually tightening rules around no-reason terminations, requiring longer notice periods and offering renters stronger protections against retaliatory evictions.
The ACT is governed by the Residential Tenancies Act 1997, with disputes handled by the ACT Civil and Administrative Tribunal (ACAT). Bonds are lodged with the Rental Bonds Office (ACT Revenue Office), and Access Canberra takes complaints about real estate agents.
The ACT was the first Australian jurisdiction to abolish no-cause evictions entirely (in 2019). Rental providers must have a prescribed reason to end a tenancy. Bond is limited to four weeks' rent. Rent increases are restricted to once every 12 months with at least eight weeks' notice, and renters can challenge excessive increases through ACAT. The ACT also has strong minimum housing standards and energy efficiency requirements for rental properties.
The NT operates under the Residential Tenancies Act 1999, administered by Consumer Affairs NT. Disputes are resolved through the Northern Territory Civil and Administrative Tribunal (NTCAT).
Bond is limited to four weeks' rent and, as the NT has no central bond authority, is held in trust by the landlord or agent. The NT still allows rental providers to issue a no-reason notice to vacate during a periodic tenancy, but since the 2023 amendments commenced on 2 January 2024 the required notice is 60 days (aligned with the end-of-fixed-term period). Rent increases require 30 days' notice. The NT has fewer prescriptive minimum standards compared to southern states, though basic habitability requirements still apply.
| Topic | Varies By |
|---|---|
| No-ground evictions | Abolished in ACT, VIC, NSW, QLD; restricted in WA, SA; still available in NT |
| Rent increase frequency | Once per 12 months in NSW, VIC, QLD, SA, WA, ACT and TAS (QLD from 1 July 2023 and attached to the property from 6 June 2024, WA from 29 July 2024); NT no more than once every 6 months |
| Rent increase notice | 30 days (NT) to 8 weeks (ACT) - most states require 60 days |
| Bond cap | 4 weeks' rent in most states (one month in VIC), with higher-rent exceptions in VIC, SA and WA |
| Pets | QLD and VIC have strong renter rights; other states leave it to negotiation |
| Minimum standards | VIC and ACT most comprehensive; NT least prescriptive |
The single most important thing rental providers can do is understand the legislation that applies in the state or territory where their property is located. Laws change frequently - Queensland and WA both passed significant reforms in the last two years, and NSW continues to evolve its framework.
Everfolio's compliance engine automatically tracks which jurisdiction each property falls under and alerts you to upcoming obligations such as bond lodgement deadlines, condition report due dates, and rent increase notice periods. If you manage properties across multiple states, this cross-jurisdictional awareness can save you from costly non-compliance.
For the latest updates, always check your state or territory's official tenancy authority website, or consult a property lawyer when dealing with complex situations.