You signed a management agreement three years ago and haven't looked at the legislation since. In that time, the rules governing your investment property have changed more than in the previous two decades combined.
Between late 2024 and early 2026, every Australian state and territory has overhauled its residential tenancy laws. The changes are significant: no-grounds evictions have been banned in most jurisdictions, rent increase notice periods have been extended, new pet rules have been introduced, application processes have been standardised, and privacy obligations have tightened. If you own a rental property and haven't updated your processes, you may already be non-compliant - and penalties are real.
This isn't about politics. These are the rules now. What matters is that you understand them and have systems in place to stay compliant without it consuming your time.
The national picture
While each state has its own legislation, the direction across Australia is consistent. Here's what has changed broadly.
- No-grounds evictions are gone in most states. You can no longer end a tenancy without providing a valid, prescribed reason - such as selling the property, moving in yourself, or a genuine breach by the tenant. Victoria, NSW, South Australia, and Queensland have all implemented this requirement. If you issue a notice to vacate without a valid reason, it can be challenged at tribunal, and penalties apply for non-genuine terminations (Consumer Affairs Victoria, n.d.; NSW Fair Trading, n.d.; CBS South Australia, n.d.).
- Rent can only increase once every 12 months. This applies across virtually all states, for both fixed-term and periodic leases. You must track the date of the last increase carefully - you cannot reset the clock by signing a new agreement with the same tenant. In South Australia, the law also explicitly prevents making advance agreements for incremental raises within a 12-month period (CBS South Australia, 2026).
- Notice periods have been extended. Victoria now requires 90 days' notice for a rent increase, up from 60 days previously. NSW requires 60 days, as does Western Australia. South Australia extended its minimum notice to end a fixed-term tenancy from 28 to 60 days (Consumer Affairs Victoria, n.d.; NSW Fair Trading, n.d.).
- Rent bidding is banned. In Victoria, South Australia, and NSW, you cannot advertise a property with a price range, accept offers above the advertised rent (unless the tenant volunteers it without prompting), or use "offers from" language. Properties must be listed at a fixed price (Consumer Affairs Victoria, n.d.; CBS South Australia, n.d.).
- Pet rules have changed. In NSW, tenants can request to keep a pet and you must respond within 21 days - failure to respond means automatic approval. Refusal is only permitted on specific grounds, such as property unsuitability or council restrictions. No pet rent, higher bond, or extra pet fees are allowed. South Australia introduced similar reforms, as has Tasmania from March 2026 (NSW Fair Trading, n.d.; CBS South Australia, n.d.; CBOS Tasmania, n.d.).
- Standard application forms have been introduced. Victoria's mandatory form took effect on 31 March 2026. South Australia introduced Form A1 from 1 January 2026. These limit the personal information you can request from prospective tenants and prohibit third-party application fees (Consumer Affairs Victoria, n.d.; CBS South Australia, 2026).
State-by-state: what you need to know
Victoria
The reforms that began on 25 November 2025 are among the strongest in the country. No-grounds evictions are banned - at the end of a fixed-term agreement, the tenancy automatically becomes periodic unless both parties agree otherwise. Rent increases require 90 days' written notice. Rental properties must meet minimum standards at the time of advertising, not just before move-in. Annual smoke alarm checks are mandatory. Blind and curtain cord safety requirements apply from December 2025. The standard rental application form limits what personal information can be collected (Consumer Affairs Victoria, n.d.).
New South Wales
NSW implemented the largest single set of reforms, with changes rolling out progressively from late 2024 through early 2026. No-grounds terminations were removed on 19 May 2025 - property owners must provide a valid reason backed by supporting documents. Heavy penalties apply for non-genuine terminations, and re-letting restrictions prevent you from immediately advertising the property after certain types of terminations. Pet requests must be responded to within 21 days. Rent increases are limited to once per year with 60 days' notice. From 2 March 2026, owners must offer Centrepay as a rent payment option if the tenant requests it (NSW Fair Trading, n.d.; Tenants' Union of NSW, 2025).
Queensland
Queensland's ongoing reform package strengthened privacy protections from May 2025. You can only collect personal information genuinely required for tenancy purposes and must destroy it when no longer needed. Entry notice periods increased from 24 to 48 hours for inspections. At least one fee-free rent payment method must be available, and any financial benefits you receive from a payment provider must be disclosed. Rent increases remain limited to once per 12 months, based on the property rather than the tenancy, with at least two months' notice (Residential Tenancies Authority QLD, n.d.).
South Australia
South Australia's reforms represent the first comprehensive review of the Residential Tenancies Act 1995 since it was enacted. No-grounds terminations are banned. Rent increases are limited to once per 12 months. Rent bidding is prohibited. Routine inspections are capped at four per year. Tenants can now request to keep pets, with refusal only permitted on prescribed grounds. The standard application form (Form A1) became mandatory from 1 January 2026. Minor technical changes in January 2026 clarified that advance agreements for incremental rent raises within 12 months are also prohibited (CBS South Australia, n.d.; CBS South Australia, 2026).
Western Australia
WA's reforms have been staged, with Phase 3 changes taking effect from 28 March 2026. Rent increases are limited to once per 12 months with 60 days' notice. The bond release process has changed significantly - both tenants and property owners can now initiate a bond claim directly. Disputes are determined by the Commissioner for Consumer Protection rather than requiring Magistrates Court proceedings. Pet bonds have increased to $350. Evidence and documentation are critical under the new system - claims must be supported by property condition reports, inspection records, and invoices (Real Property WA, 2026).
Tasmania
Tasmania's Residential Tenancy Act 1997 continues to govern tenancies. Rent increases are limited to once per 12 months with 60 days' notice. Bonds are capped at four weeks' rent and must be lodged through the MyBond system. The Residential Tenancy Amendment (Pets) Act 2025 commenced on 20 March 2026, introducing new rules around keeping pets in rental properties. Property owners must start a bond claim within three working days of the tenant returning the key (CBOS Tasmania, n.d.).
Northern Territory
The NT operates under the Residential Tenancies Act 1999 with some distinctive features. Unlike other jurisdictions, bond is held in trust by the property owner rather than lodged with a central authority. Bond is capped at four weeks' rent. Property owners must maintain the premises in reasonable repair and attend to urgent repairs promptly (NT Consumer Affairs, n.d.).
Compliance isn't optional - but it doesn't have to be complicated
The penalty regime across states has teeth. NSW's new Rental Taskforce can issue fines exceeding $5,500 for unlawful terminations or pet refusals. Victoria treats advertising a property that doesn't meet minimum standards as an offence. South Australia has mandated specific forms and timelines with penalties for non-compliance.
If you're managing your property through a traditional agency, it's worth asking whether they've updated their processes to reflect these changes. If you're managing it yourself, the compliance burden has increased significantly.
Automated property management platforms like LANTECH are designed to track these obligations for you - rent increase timelines, notice period requirements, application form compliance, and maintenance obligations - so you stay on the right side of the law without having to monitor legislative changes yourself.
The rules have changed. Your systems should too.
References
CBS South Australia. (n.d.). Rental reforms. Consumer and Business Services SA. https://www.cbs.sa.gov.au/campaigns/rental-reforms
CBS South Australia. (2026, January 15). Tenancy reforms for landlords and agents. Consumer and Business Services SA. https://cbs.sa.gov.au/sections/renting/renting/tenancy-reforms-for-landlords-and-agents
CBOS Tasmania. (n.d.). Rental bond lodgement and paying a bond contribution. Consumer, Building and Occupational Services Tasmania. https://cbos.tas.gov.au/topics/housing/renting/bonds/bond-lodgement-and-paying-a-bond-contribution
Consumer Affairs Victoria. (n.d.). New changes to the rental laws. Consumer Affairs Victoria. https://www.consumer.vic.gov.au/housing/renting/new-changes-to-the-rental-laws
NSW Fair Trading. (n.d.). Changes to rental laws. NSW Government. https://www.nsw.gov.au/departments-and-agencies/fair-trading/news/changes-to-rental-laws
NT Consumer Affairs. (n.d.). Residential tenancies. NT Consumer Affairs. https://consumeraffairs.nt.gov.au/for-consumers/residential-tenancies
Real Property WA. (2026, March 25). WA rental reforms: The real impact for landlords. Real Property WA. https://www.rprp.com.au/2026/03/25/wa-rental-reforms-the-real-impact-for-landlords/
Residential Tenancies Authority QLD. (n.d.). Rental law changes. RTA QLD. https://www.rta.qld.gov.au/rental-law-changes
Tenants' Union of NSW. (2025, May 19). Tenancy law has changed in NSW. Tenants' Union. https://www.tenants.org.au/resource/law-change