What landlords must do (and not do)
Core duties under Australian tenancy law
- Provide premises that are reasonably clean, fit for habitation and comply with health, building and safety laws.
- Carry out urgent and non‑urgent repairs within required timeframes; keep property in reasonable repair during the tenancy.
- Respect privacy: enter only for lawful reasons, at reasonable times, with correct written notice for your state.
- Lodge the rental bond on time with the correct bond authority and give the tenant a receipt/record.
- Increase rent only as permitted: follow frequency caps and written notice periods (see comparison below).
- Meet safety and compliance rules (e.g., smoke alarms everywhere, VIC 2‑yearly electrical/gas checks, QLD smoke alarm upgrades).
- Use correct forms and notice periods for breach, termination and access; do not change locks or evict without an order.
- Provide required disclosures and records (ingress/egress, pool registration where relevant, water efficiency where claimed).
Common decision points
Next steps often involve choosing between:
- Self‑serve using official regulator guidance and complaint/conciliation processes.
- Tenants’ advice service for free, practical help.
- Lawyer review where money, safety or termination risk is high, or evidence is complex.
Compare free help vs fixed‑fee lawyers
Important: This page gives general information only. Always check the latest law in your state or territory.
Landlord obligations by state and territory
This table highlights core figures landlords and tenants ask about first. Follow the official links for full details and updates.
| Jurisdiction | Routine entry notice | Rent increase limit + notice | Bond maximum + lodgement deadline |
|---|---|---|---|
| NSW | 7 days for inspections; 2 days for repairs | Once every 12 months; 60 days’ notice | Max 4 weeks; lodge within 10 working days (NSW Fair Trading) |
| VIC | 7 days for inspections; 24 hours for repairs | Once every 12 months; 60 days’ notice | 4 weeks if ≤ $900/wk (more needs VCAT order); lodge within 10 business days (RTBA) |
| QLD | 7 days for inspections; 24 hours for repairs | Once every 12 months; 2 months’ notice | 4 weeks if < $700/wk (no cap ≥ $700); lodge within 10 days (RTA) |
| WA | 7–14 days for inspections | No more than once every 6 months; 60 days’ notice | 4 weeks if ≤ $1,200/wk; lodge within 14 days (Bond Administrator) |
| SA | 7–14 days for inspections | Once every 12 months; 60 days’ notice | 4 weeks if ≤ $800/wk (6 weeks if > $800); lodge within 2 weeks (CBS) |
| TAS | 24 hours for inspections | Not in first 12 months; thereafter once every 12 months; 60 days’ notice | Max 4 weeks; lodge within 3 business days (RDA) |
| ACT | 7 days for inspections | Once every 12 months; 8 weeks’ notice (cap: CPI + 10%) | Max 4 weeks; lodge within 2 weeks (ACT Rental Bonds) |
| NT | 7 days for inspections; 24 hours for repairs | At least 6 months between increases; 30 days’ notice | 4 weeks (unfurnished) or 6 weeks (furnished); lodge within 10 working days (MyBond) |
Safety and compliance obligations
Smoke alarms
- NSW: Landlords must install smoke alarms on every level and replace them within 10 years; repair within 2 business days of notice. See NSW Fair Trading smoke alarm guidance. Official link
- QLD: From 1 Jan 2022, rentals must have photoelectric, interconnected alarms in every bedroom, hallways and each level; test and replace in line with manufacturer and 10‑year limits. RTA guide | Queensland Govt
- VIC: Rental providers must ensure smoke alarms are installed and in working order, test annually, and act on urgent repairs promptly. CAV smoke alarms
Electrical, gas and pools
- VIC: Mandatory electrical safety check every 2 years by a licensed electrician, and gas safety check every 2 years where gas is installed. Keep compliance records. Official guidance
- QLD: Safety switches required for new dwellings and certain circuits; check pool fencing compliance and register where required. QBCC pool safety
- NSW: Pool owners must comply with fencing and registration requirements. NSW Pool Register
Where disputes are heard and who regulates renting
Disputes and orders in NSW VIC – VCAT Tenancy
Applications and hearings QLD – QCAT Tenancy
Residential tenancy matters WA – Magistrates Court (Residential Tenancies)
WA tenancy applications SA – SACAT Tenancy
Tenancy disputes in SA TAS – Residential Tenancy Commissioner
Dispute resolution, bonds TAS – Magistrates Court (Residential Tenancy)
Enforcement and orders ACT – ACAT Tenancy
ACT tenancy applications NT – NTCAT
Tenancy matters in the NT
Official Acts, regulators and bond authorities
Acts and regulators
- NSW: Residential Tenancies Act 2010 – Legislation | Regulator: NSW Fair Trading
- VIC: Residential Tenancies Act 1997 – Legislation | Regulator: Consumer Affairs Victoria
- QLD: RTRA Act 2008 – Legislation | Regulator: RTA
- WA: Residential Tenancies Act 1987 – Legislation | Regulator: DMIRS Consumer Protection
- SA: Residential Tenancies Act 1995 – Legislation | Regulator: CBS
- TAS: Residential Tenancy Act 1997 – Legislation | Regulator: CBOS
- ACT: Residential Tenancies Act 1997 – Legislation | Tribunal: ACAT
- NT: Residential Tenancies Act 1999 – Legislation | Regulator: NT Consumer Affairs
Bond authorities
- NSW: Rental Bonds Online – NSW Fair Trading
- VIC: Residential Tenancies Bond Authority – RTBA
- QLD: Residential Tenancies Authority – RTA Bond
- WA: Bond Administrator (DMIRS) – Lodge/claim bonds
- SA: Consumer and Business Services – Bond lodgement
- TAS: Rental Deposit Authority – RDA
- ACT: ACT Revenue Office – Rental Bonds
- NT: MyBond – NT Government
Costs, free help and lawyers near you
Free services and quick help
- NSW: Tenants’ Union of NSW
- VIC: Tenants Victoria
- QLD: QSTARS
- WA: Tenancy WA
- SA: RentRight SA
- TAS: Tenants’ Union of Tasmania
- ACT: Tenants’ Advice Service ACT
- NT: NT Tenants’ Advice (DCLS)
Typical lawyer pricing (indicative)
- Advice call or document check: $250–$450/hr (many offer fixed-fee first consults).
- Drafting/responding to a notice or repair letter: $330–$1,200 fixed fee depending on complexity.
- Tribunal representation (hearing-ready): $1,500–$5,000+ depending on state, urgency and evidence.
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Landlord obligations: FAQ
What are a landlord’s core obligations in Australia?
Across Australia, landlords must provide and maintain the premises in good repair, respect the tenant’s privacy and entry rules, lodge the bond on time, follow state-based rent increase limits and notice periods, meet safety duties (e.g., smoke alarms, electrical/gas checks where required) and use the correct notice and tribunal process for breaches or termination.
How much notice does a landlord need to enter for an inspection?
It depends on the state or territory. Commonly it is 7 days (NSW, VIC, QLD, ACT), 7–14 days (SA, WA), 24 hours (TAS) and 7 days in the NT. Entry must be at reasonable times and frequency caps apply. See the state-by-state table on this page for exact rules and links to official guidance.
How often can rent be increased and what notice is required?
Most jurisdictions limit increases to once every 12 months with 60 days’ notice (NSW, VIC, QLD, SA, TAS) and 8 weeks in the ACT. WA generally allows increases no more than once every 6 months with 60 days’ notice. NT typically requires 30 days’ notice and at least 6 months between increases. Check your agreement and local law.
What is the maximum rental bond and when must it be lodged?
Maximum bonds are usually 4 weeks’ rent, with some thresholds or exceptions: NSW 4 weeks; VIC 4 weeks if rent is $900/wk or less (more requires VCAT order); QLD 4 weeks if under $700/wk; WA 4 weeks if $1,200/wk or less; SA 4 weeks at $800/wk or less (6 weeks above); TAS 4 weeks; ACT 4 weeks; NT 4 weeks unfurnished (6 weeks furnished). Lodgement deadlines range from 3 business days (TAS) to 14 days (WA/SA/ACT) — see the table and official links below.
Do I need a lawyer or can I use a tenants service or regulator?
Simple issues (bond, repairs, entry disputes) can often be handled via your state regulator or a tenants’ advice service. Consider a lawyer when the amount at stake is significant, there’s a risk of termination/eviction, complex safety or compliance issues, repeated breaches, or where you need representation at a tribunal. Use the form on this page to compare free help with fixed-fee lawyer options.
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