Fixed-term leases end — and if you want to stay, you need to act before that date. Here is how to approach a lease renewal or extension request professionally, what happens if the landlord declines, and how the new no-grounds eviction protections affect your position.
When to start the conversation
Begin the renewal conversation at least 60–90 days before your lease expires. This gives you time to negotiate, find alternative accommodation if needed, and avoid accidentally lapsing into a periodic tenancy (which in some states provides less certainty).
Do not wait for the agent or landlord to raise it — many will not proactively offer a renewal, even if they are happy for you to stay. A simple email to the agent saying you would like to discuss renewing your lease is all it takes to start.
How to make the request
Write to your property manager or landlord by email with:
Keep it professional and brief. Most landlords who are happy with a tenant will agree to a renewal readily.
- Your preference to renew and for how long (12 months, 6 months, etc.)
- Any changes you would like to discuss (current rent amount if it has not increased recently)
- A brief positive note about your tenancy if you have one — long tenure, no complaints, well-maintained property
If the landlord wants to increase the rent
A lease renewal is a common point for rent increases. Remember:
Negotiating rent at renewal is legitimate and increasingly accepted. Come with comparable properties from current listings to support your case.
- You are not required to accept any increase — you can negotiate
- The landlord cannot increase the rent on renewal simply by adding a clause to the new lease without proper notice
- If you are not renewing and instead lapsing to periodic, a rent increase requires the full statutory notice period (60 days in NSW, 90 days in VIC, 60 days in QLD)
If the landlord declines to renew
In NSW, VIC, QLD, SA, and ACT — where no-grounds evictions are abolished — a landlord cannot refuse to renew your lease without a specific valid reason. If they decline renewal without stating a valid ground, you may be able to challenge this at tribunal.
In WA and TAS, a landlord can decline renewal without giving a reason.
If renewal is declined and the ground is valid (they are moving in, selling, etc.), your focus shifts to ensuring you get the maximum notice period you are entitled to and that the stated ground is genuine.
What happens when you go periodic
If your fixed term ends and is not renewed, you automatically become a periodic (month-to-month) tenant in most states. Your rent, landlord, and conditions remain the same — only the duration changes.
Periodic tenancies offer flexibility but less security in some states. In NSW, VIC, QLD, SA, and ACT, your rights are similar either way given no-grounds eviction protections. In WA and TAS, a periodic tenancy offers less security.
If you want certainty of tenure, actively pursue a new fixed-term lease rather than letting the tenancy lapse to periodic.