Rental Inspection Rights in Australia: What Your Landlord Can and Can't Do

Before any routine inspection, your landlord or property manager must give you written notice. The minimum notice period varies:

Notice must be in writing — a verbal heads-up does not meet the requirement in most states. If notice is not given, you can refuse entry.

• NSW: 7 days written notice
• VIC: 24 hours (minimum) to 14 days (maximum) — most agents give 7 days
• QLD: 48 hours (increased from 24 hours in May 2025)
• WA: 7 days written notice
• SA: 7 days written notice
• TAS: 24 hours' notice
• ACT: 7 days written notice
• NT: 24 hours minimum

Your landlord cannot use inspections as a surveillance or harassment tool. Each state caps the frequency:

Keep a log of inspection dates. If inspections are happening more frequently than the legislation allows, document it and raise a formal complaint.

• NSW: maximum 4 times per year; not within the first 3 months of a new tenancy (except with tenant consent)
• VIC: not more than once per quarter (4 times per year)
• QLD: not more than once per 3 months; not within the first 3 months
• WA: not more than once per month
• SA: not more than once per 4 weeks
• TAS: not more than once per 3 months

Even with a valid notice, there are clear limits on what can happen during an inspection:

If a property manager exceeds these limits, document exactly what happened and report it to your state tenancy authority.

• Cannot open drawers, cupboards, wardrobes, or storage areas without your permission
• Cannot photograph personal belongings, documents, medication, financial papers, or family photos
• Cannot bring uninvited third parties without your consent (such as prospective buyers or tenants, unless specific notice has been given for that purpose)
• Cannot stay longer than a reasonable time to inspect the property
• Cannot conduct the inspection outside reasonable hours (generally 8am–6pm weekdays, 9am–5pm Saturdays in most states; no Sunday inspections without agreement)

You do not have to leave during a routine inspection — you have every right to be present. Being there lets you:

You also do not have to agree to an inspection outside the required notice period or outside permitted hours. Responding with 'I need 7 days written notice as required by legislation' is a reasonable and legally correct response.

• Verify what is being photographed
• Point out any pre-existing issues and have them noted
• Raise any maintenance matters directly
• Ensure personal items are not photographed without your consent

When a landlord is selling the property, additional inspection rights may apply — agents can show the property to prospective buyers. However, the same notice requirements apply, and you are entitled to the same protections.

In most states, the landlord must take reasonable steps to minimise inconvenience during the sales process. You can negotiate limits on inspection frequency and times. Your right to quiet enjoyment of the property continues throughout the sale process.

If you are experiencing uninvited inspections, inadequate notice, or inspections that exceed the legal frequency:

Repeated unlawful entry can also support a claim for reduced rent (loss of quiet enjoyment) or, in severe cases, grounds to end the tenancy early.

1. Document every instance in writing, with dates and times
2. Write formally to the agent or landlord citing the specific legislative requirement being breached
3. Lodge a complaint with your state tenancy authority or consumer protection body
4. Apply to your state tribunal for an order restraining further unlawful entry — this is available in all states