Renting in Australia — FAQ

A landlord can make a claim against your bond if there is damage beyond fair wear and tear, unpaid rent, or cleaning costs at the end of tenancy — but they cannot simply refuse to return it without a valid reason. If you disagree with a bond claim, you can apply to your state's tenancy tribunal for the bond to be released. Keep a copy of the ingoing condition report and photos as evidence. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

Not necessarily. The rule is that the property must be returned in the same condition as when you moved in, allowing for fair wear and tear. If the carpets were professionally cleaned before you moved in and this is documented in the condition report or lease, you may be required to return them in the same state. However, if there is no such requirement or documentation, a thorough personal vacuuming and cleaning is generally sufficient. In NSW, legislation since 2020 specifically prohibits landlords from requiring professional carpet cleaning unless the carpets were professionally cleaned at the commencement of the tenancy. If you receive a deduction claim for professional cleaning you believe is not justified, you can dispute it at your state tenancy tribunal. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

Before vacating, clean the property thoroughly (including oven, carpets, and windows), repair any damage you caused, remove all your belongings, and return all keys including garage remotes. Take dated photos of every room matching the ingoing condition report. Attend the outgoing inspection if possible and request a written outcome. Give proper notice in writing (check your lease for the required period), notify relevant utilities and redirect mail, and obtain a receipt for the returned keys. Keeping the original condition report and all correspondence will help resolve any disputes. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

Fair wear and tear refers to the gradual, reasonable deterioration of a property that occurs through normal, everyday use over time — things like minor scuffs on walls, carpet wearing down in heavily trafficked areas, or faded paint. This is distinct from damage, which is caused by carelessness, accidents, or misuse. Landlords cannot charge tenants for fair wear and tear at the end of a tenancy. What counts as fair wear and tear depends on factors like how long you lived there and the age of the items. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

In most Australian states and territories, the maximum bond is four weeks rent for an unfurnished property. South Australia allows up to six weeks for furnished properties, Victoria caps it at one month's rent, and Western Australia may allow an additional pet bond. Your landlord must lodge the bond with the relevant state bond authority within a specified timeframe — it is not held by the landlord. If charged more than the legal maximum, you can report this to your state tenancy authority. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

Your landlord can only charge you for damage you or your guests caused beyond fair wear and tear. They cannot charge you for repairs that result from the normal deterioration of the property, defects that existed before your tenancy, or repairs that are their responsibility under the legislation. If you receive a claim for damage you did not cause, gather your evidence — the ingoing condition report, photos taken at move-in, and any written communication about pre-existing issues — and dispute the claim. If the issue was not noted in the condition report and the landlord claims it is new damage, you can challenge this at your state tenancy tribunal. A clear condition report completed thoroughly at move-in is your best protection against unfair damage claims. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

No. Your bond and your rent are separate legal obligations. The bond is lodged with your state bond authority specifically as security against damage or unpaid rent — it is not yours to direct as payment during the tenancy. Using your bond as the last month's rent — by simply not paying rent in your final weeks — breaches your tenancy agreement and gives your landlord grounds to make a bond claim for unpaid rent. In practice, it also means you have no bond to protect you against legitimate damage claims. Continue paying rent until your tenancy officially ends. If you are in genuine financial hardship and struggling to pay rent, contact your state tenancy authority or a community legal centre to discuss your options. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

If your landlord failed to provide a condition report at the start of your tenancy, this is actually a protection for you. In most states, if no ingoing condition report was completed, the landlord has a much harder time proving that any damage occurred during your tenancy rather than before. They cannot use the absence of a condition report to claim against your bond — the absence is their problem, not yours. You can still document the property yourself at any time with dated photographs. If you are currently in a tenancy with no condition report, take comprehensive dated photos immediately to establish a baseline. If a bond dispute arises, cite the absence of an ingoing condition report as part of your defence. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

A condition report is a document completed at the start of a tenancy that records the existing state of the property — including any damage, marks, or issues. It is your key defence if a landlord later tries to claim you caused damage that was already there. Most states require landlords to provide a condition report; tenants should complete their own copy within the specified timeframe and return a signed copy to the landlord. Take dated photos on the day you move in to back up the report. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

The Residential Disputes Resolution Victoria (RDRV) is a free dispute resolution service that was launched in June 2025 and is now a mandatory step before most tenancy matters can be heard by VCAT. RDRV handles bond disputes, compensation claims, repair orders, and rental minimum standards complaints. The process involves a trained conciliator facilitating a discussion between you and your rental provider (landlord), usually by phone or video. Most disputes are resolved at the RDRV stage within two to four weeks. If RDRV conciliation is unsuccessful, you receive a certificate that allows you to proceed to VCAT. There are some exceptions — certain urgent matters and specific application types may not require RDRV first — so check with Consumer Affairs Victoria if you are unsure whether your dispute needs to go through RDRV. This is general information, not legal advice. Contact Consumer Affairs Victoria for advice specific to your situation.

Emergency repairs (also called urgent repairs) are those that make the property unsafe to live in or that could cause significant damage if not addressed quickly. They generally include: a burst water service or serious water leak, a blocked or broken toilet (if it is the only one in the property), a serious roof leak, a dangerous electrical fault, a gas leak, a broken external door lock compromising security, flooding or storm damage, and failure of heating in cold weather (particularly in VIC where heating is a minimum standard). These must be addressed as soon as possible — practically, within 24 to 48 hours depending on your state. For gas leaks or major electrical emergencies, call the relevant emergency service immediately and do not wait for the landlord. If the landlord cannot be reached for an urgent repair, most states allow you to arrange and pay for the repair yourself (up to a cost limit) and claim reimbursement. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

The best way is to look for it during your inspection — check bathroom ceilings and grout, inside wardrobes (especially in south-facing rooms), window sills, and under sinks. Musty smell is a strong indicator of hidden moisture. A professional building inspection can also identify moisture issues that are not visible. Ask the agent or property manager directly whether there have been any mould or damp issues at the property — most will not lie if asked outright, and their answer tells you something either way. Checking RenterSay for reviews from previous tenants is one of the most direct ways to learn about past mould issues — renters who have dealt with mould at a property are among the most motivated to leave a review. Finally, examine the condition report carefully — prior mould issues that were addressed should ideally be documented there. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

Your landlord can only charge you for damage you or your guests caused beyond fair wear and tear. They cannot charge you for repairs that result from the normal deterioration of the property, defects that existed before your tenancy, or repairs that are their responsibility under the legislation. If you receive a claim for damage you did not cause, gather your evidence — the ingoing condition report, photos taken at move-in, and any written communication about pre-existing issues — and dispute the claim. If the issue was not noted in the condition report and the landlord claims it is new damage, you can challenge this at your state tenancy tribunal. A clear condition report completed thoroughly at move-in is your best protection against unfair damage claims. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

Landlords in all Australian states have a legal obligation to keep the property in a reasonable state of repair. If your landlord refuses to act after a written request, you can apply to your state's tenancy tribunal for an urgent repair order or compensation. For urgent repairs — such as a broken heater or hot water system — most states allow you to arrange repairs yourself and deduct the cost from rent, up to a specified limit. Always document requests in writing and keep copies. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

Landlords are generally responsible for addressing mould caused by structural issues such as leaks, poor ventilation, or rising damp. Tenants should notify the landlord promptly in writing and document the mould with dated photos. If the landlord fails to act, you can apply to the tenancy tribunal for a repair order. In some states, persistent mould that makes the property unfit to live in may give you grounds to terminate the tenancy without penalty. You should avoid using bleach alone on mould — professional remediation is often necessary for serious infestations. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

The responsibility depends on the state, but in most Australian states the landlord is responsible for ensuring smoke alarms are in working order at the start of every tenancy — and tenants are responsible for not removing or tampering with them and for promptly notifying the landlord if an alarm is not working. In Queensland, the rules are the most detailed: landlords must install interconnected photoelectric smoke alarms in all required locations and test and clean them within 30 days before the start of a tenancy and within 30 days before the tenancy is renewed. In NSW, landlords must ensure smoke alarms are functional and have fresh batteries at the start of a tenancy. As a practical matter, if a smoke alarm starts beeping due to a low battery, notify your landlord or agent in writing immediately — do not remove or disable the alarm. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

Withholding rent in Australia is generally not recommended as a strategy — even if your landlord is failing to make repairs, falling into rent arrears gives the landlord grounds to issue an eviction notice. A safer approach is to apply to the tenancy tribunal for a repair order or compensation while continuing to pay rent. For urgent repairs, most states allow tenants to arrange the work themselves up to a cost limit and deduct it from rent, provided specific notice and documentation requirements are met. Always get legal advice before taking direct action. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

No. Your landlord or agent cannot change the locks to your rental property without giving you a new key and the appropriate notice. Changing the locks without providing keys is considered an illegal lockout in every Australian state, and your landlord can face significant penalties. An illegal lockout — effectively denying you access to your home — is one of the most serious breaches a landlord can commit. If this happens to you, contact your state tenancy authority immediately. In most states, there are emergency processes to restore your access quickly, and you may be entitled to compensation. You also have the right to change the locks yourself (with the landlord's agreement in most states, or without it in some emergency circumstances), and to not give the landlord a key if you have a legitimate safety concern. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

In most Australian states, landlords must give advance written notice before entering a rental property — typically 24 to 48 hours for routine entry such as repairs or inspections. Entry without notice is only permitted in genuine emergencies, such as a burst pipe or fire. Entering without proper notice may be a breach of your tenancy agreement and the relevant Residential Tenancies Act. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

No. Your landlord must give you the same written notice for showing the property to prospective tenants or buyers as they would for any other form of entry. In most states, this is 7 days written notice for routine showings. Some states make a distinction between showing to a buyer (which may require less notice during a sale campaign) and showing to a prospective tenant (which requires standard notice). The frequency of inspections during a sale should be reasonable — typically no more than twice per week. You are not required to vacate during showings, and the agent cannot photograph your personal belongings without your consent. If inspections are happening without proper notice or are unreasonably frequent, document this and raise a formal complaint with your state tenancy authority. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

A routine inspection is a general check by the landlord or agent to assess the condition of the property. Most Australian states limit routine inspections to a maximum of four times per year, and some states require a minimum period between each inspection. You must be given advance written notice — typically 7 to 14 days depending on the state. You are not usually required to be present, but you have the right to be if you choose. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

In New South Wales, Victoria, Queensland, South Australia, and the ACT, a landlord cannot refuse to renew your lease without providing a valid reason now that no-grounds evictions have been abolished. If you are told your lease will not be renewed without a specific valid ground being given, you can apply to your state tribunal to have the termination notice challenged. In Western Australia and Tasmania, landlords can still decline to renew a lease without giving a reason — this is the remaining no-grounds eviction pathway in those states. Regardless of where you are, if renewal is declined, you are entitled to the minimum notice period applicable for the ground stated (or for a general non-renewal in WA and TAS). Make sure you receive proper written notice and use the time to find alternative accommodation without rushing. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

A without-grounds eviction (also called a no-fault eviction) is a notice to vacate that does not specify any reason. As of 2025–2026, without-grounds evictions have been abolished in New South Wales, Victoria, Queensland, South Australia, and the ACT. In these states, landlords must now provide a specific ground for ending a tenancy — such as intending to sell with vacant possession, moving in themselves, or significant tenant breach — and in many cases must provide evidence. Without-grounds evictions remain legal in Western Australia and Tasmania as of 2026. If you receive a termination notice that does not state a valid ground and you are in NSW, VIC, QLD, SA, or the ACT, the notice may be invalid. Do not vacate simply because you received the notice — you have the right to challenge it at your state tribunal. Get advice from your state tenancy authority before acting. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

In most cases, you need your landlord's written permission to sublet all or part of your rental property. Subletting without permission is a breach of your tenancy agreement and could be grounds for termination. To sublet legitimately, submit a written request to your landlord or agent explaining who would sublet and for how long. Your landlord generally cannot unreasonably refuse consent, but they can set reasonable conditions. If you are in a share house arrangement where you are the head tenant and are bringing in a flatmate, the rules vary by state — in some states this is permitted without specific landlord consent; in others it requires approval. Short-term subletting through platforms like Airbnb is subject to additional restrictions in some states and local councils, and your lease may specifically prohibit it. Check your lease before proceeding. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

In New South Wales, Victoria, Queensland, South Australia, and the ACT, a landlord cannot refuse to renew your lease without providing a valid reason now that no-grounds evictions have been abolished. If you are told your lease will not be renewed without a specific valid ground being given, you can apply to your state tribunal to have the termination notice challenged. In Western Australia and Tasmania, landlords can still decline to renew a lease without giving a reason — this is the remaining no-grounds eviction pathway in those states. Regardless of where you are, if renewal is declined, you are entitled to the minimum notice period applicable for the ground stated (or for a general non-renewal in WA and TAS). Make sure you receive proper written notice and use the time to find alternative accommodation without rushing. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

A fixed-term lease locks in both you and the landlord for a set period — usually 6 or 12 months. During that time, neither party can end the tenancy without specific grounds (and, in most states, without paying break lease costs). At the end of a fixed term, the tenancy either renews as a new fixed term, or automatically becomes a periodic tenancy. A periodic tenancy (also called a month-to-month or week-to-week tenancy) has no fixed end date. Either party can end it by giving the required notice — typically 21 days for tenants, and considerably more for landlords. Periodic tenancies offer flexibility but can provide less certainty of tenure in states like WA and TAS where no-grounds evictions remain legal. In NSW, VIC, QLD, SA, and ACT, no-grounds evictions are abolished, so the security difference between fixed and periodic is less significant than it once was. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

You still have rights. In every Australian state, if you are paying rent and occupying a property, a tenancy agreement exists even if it is not in writing. The standard terms set out in your state's residential tenancy legislation apply automatically. This means your landlord still has obligations around bond lodgement, notice periods, repairs, and your right to quiet enjoyment — none of these disappear because there is no written document. However, a written lease provides much clearer evidence of the agreed rent, bond amount, and any special conditions. Without it, disputes about what was agreed can be harder to resolve. If you have a verbal or informal arrangement and want to formalise it, you can request a written tenancy agreement from your landlord at any time. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

In most Australian states, landlords cannot increase rent during a fixed-term lease unless the tenancy agreement specifically includes a rent review clause that sets out how and when increases will occur. Even then, notice requirements must be met — typically 60 days in most states. During a periodic (month-to-month) tenancy, rent can generally be increased once per year with the required notice. If you believe a rent increase is excessive, some states allow you to apply to the tribunal for a review. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

The best way is to look for it during your inspection — check bathroom ceilings and grout, inside wardrobes (especially in south-facing rooms), window sills, and under sinks. Musty smell is a strong indicator of hidden moisture. A professional building inspection can also identify moisture issues that are not visible. Ask the agent or property manager directly whether there have been any mould or damp issues at the property — most will not lie if asked outright, and their answer tells you something either way. Checking RenterSay for reviews from previous tenants is one of the most direct ways to learn about past mould issues — renters who have dealt with mould at a property are among the most motivated to leave a review. Finally, examine the condition report carefully — prior mould issues that were addressed should ideally be documented there. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

In most Australian states and territories, the maximum bond is four weeks rent for an unfurnished property. South Australia allows up to six weeks for furnished properties, Victoria caps it at one month's rent, and Western Australia may allow an additional pet bond. Your landlord must lodge the bond with the relevant state bond authority within a specified timeframe — it is not held by the landlord. If charged more than the legal maximum, you can report this to your state tenancy authority. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

You still have rights. In every Australian state, if you are paying rent and occupying a property, a tenancy agreement exists even if it is not in writing. The standard terms set out in your state's residential tenancy legislation apply automatically. This means your landlord still has obligations around bond lodgement, notice periods, repairs, and your right to quiet enjoyment — none of these disappear because there is no written document. However, a written lease provides much clearer evidence of the agreed rent, bond amount, and any special conditions. Without it, disputes about what was agreed can be harder to resolve. If you have a verbal or informal arrangement and want to formalise it, you can request a written tenancy agreement from your landlord at any time. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

Rent bidding occurs when prospective tenants are encouraged or pressured to offer more than the advertised rent to secure a property. In most Australian states and territories, it is illegal for landlords or agents to solicit or invite rent bids above the advertised price — though legislation varies in its detail and enforcement. Several states including Victoria, Queensland, and the ACT have enacted explicit bans. You should report suspected rent bidding to your state's fair trading or consumer protection authority. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

A rental reference is a written endorsement from a previous landlord or property manager confirming that you paid rent on time and looked after the property. If you've never rented before, you can strengthen your application by providing character references from an employer or community leader, evidence of stable income, and a larger upfront payment offer where legally permitted. Some property managers and landlords are open to first-time renters with the right supporting documentation. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

Tenancy database listings — sometimes called "blacklists" — are regulated by state tenancy laws. A landlord or agent can only list you after your tenancy has ended and only for specific reasons such as unpaid rent above a certain threshold or damage beyond fair wear and tear. They must notify you before listing and you have the right to dispute an inaccurate listing. The main tenancy databases in Australia are TICA, National Tenancy Database, and Equifax. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

Not necessarily. The rule is that the property must be returned in the same condition as when you moved in, allowing for fair wear and tear. If the carpets were professionally cleaned before you moved in and this is documented in the condition report or lease, you may be required to return them in the same state. However, if there is no such requirement or documentation, a thorough personal vacuuming and cleaning is generally sufficient. In NSW, legislation since 2020 specifically prohibits landlords from requiring professional carpet cleaning unless the carpets were professionally cleaned at the commencement of the tenancy. If you receive a deduction claim for professional cleaning you believe is not justified, you can dispute it at your state tenancy tribunal. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

Before vacating, clean the property thoroughly (including oven, carpets, and windows), repair any damage you caused, remove all your belongings, and return all keys including garage remotes. Take dated photos of every room matching the ingoing condition report. Attend the outgoing inspection if possible and request a written outcome. Give proper notice in writing (check your lease for the required period), notify relevant utilities and redirect mail, and obtain a receipt for the returned keys. Keeping the original condition report and all correspondence will help resolve any disputes. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

Fair wear and tear refers to the gradual, reasonable deterioration of a property that occurs through normal, everyday use over time — things like minor scuffs on walls, carpet wearing down in heavily trafficked areas, or faded paint. This is distinct from damage, which is caused by carelessness, accidents, or misuse. Landlords cannot charge tenants for fair wear and tear at the end of a tenancy. What counts as fair wear and tear depends on factors like how long you lived there and the age of the items. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

Generally, yes — tenants are responsible for routine garden and lawn maintenance during their tenancy, including mowing the lawn and watering established plants. However, you are responsible only to maintain the garden in the same condition as when you moved in, not to improve it. If the garden was overgrown or neglected when you moved in and is documented that way in the condition report, you cannot be held to a higher standard at the end. Landlords are typically responsible for larger garden work: pruning or removing trees, maintaining major irrigation systems, and addressing established garden problems that existed before you moved in. If your lease has specific garden maintenance clauses, read them carefully and comply with them. Photograph the garden's condition on move-in day. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

No. Your bond and your rent are separate legal obligations. The bond is lodged with your state bond authority specifically as security against damage or unpaid rent — it is not yours to direct as payment during the tenancy. Using your bond as the last month's rent — by simply not paying rent in your final weeks — breaches your tenancy agreement and gives your landlord grounds to make a bond claim for unpaid rent. In practice, it also means you have no bond to protect you against legitimate damage claims. Continue paying rent until your tenancy officially ends. If you are in genuine financial hardship and struggling to pay rent, contact your state tenancy authority or a community legal centre to discuss your options. This is general information, not legal advice. Contact your state tenancy authority for advice specific to your situation.

Breaking a fixed-term lease early generally means you may be liable for costs such as the landlord's re-letting fee, advertising costs, and rent until a replacement tenant is found — but most states cap these costs. You can reduce your liability by giving as much notice as possible, actively cooperating with the landlord to find a new tenant, and checking whether you qualify for a "special circumstances" break — such as family violence, a serious illness, or accepted hardship. Some states have legislated break lease fees to simplify the process. For advice specific to your situation, contact your state tenancy authority or a community legal centre.

Commonwealth Rent Assistance is available to people who receive a qualifying Centrelink base payment and pay rent in private accommodation above a minimum threshold. Qualifying payments include: JobSeeker, Youth Allowance, Age Pension, Disability Support Pension, Carer Payment, Parenting Payment, and ABSTUDY. You cannot receive Rent Assistance if you live in public housing, pay rent to an immediate family member, or are an owner-occupier. Your rent must also exceed a minimum threshold — if your rent is very low, you may receive a reduced amount or nothing, depending on current threshold amounts. The maximum rates are adjusted every March and September in line with CPI. If you receive a qualifying payment and have not updated your rent details with Centrelink, you may be missing out. Log into your myGov account and update your accommodation details to check. This is general information, not legal advice. Contact Services Australia for advice specific to your situation.