Renting Guide Australia: Tenant Rights, Leases, and Everything You Need to Know (2026)

Whether you are renting for the first time, relocating to a new city, or choosing to rent while saving for a home, understanding the Australian rental process — from finding a property to ending your lease — helps you protect your rights and avoid common pitfalls.

This guide covers every stage of the renting process, with state-specific information where the rules differ.

Finding a Rental Property

The search for a rental property in Australia can be competitive, particularly in capital cities and popular regional areas with low vacancy rates. Here is how to approach the process effectively.

• Search online: The major platforms are realestate.com.au, Domain, and Flatmates.com.au (for share houses). Set up alerts for your preferred suburbs, price range, and property type to be notified as soon as new listings appear.
• Register with local agencies: Contact property management agencies in your target areas and register your details. Some properties are offered to registered applicants before being publicly advertised.
• Attend inspections promptly: In competitive markets, popular rentals can receive dozens of applications within hours of the first open inspection. Attend the earliest available inspection and submit your application immediately afterward.
• Prepare your documents in advance: Having your application ready to submit on the spot gives you a significant advantage. Most applications require proof of identity, proof of income (payslips, employment letter), rental history, and personal references.
• Inspect thoroughly: Note any existing damage, check that all fixtures and appliances work (taps, stove, oven, air conditioning, locks), and take photos or video during the inspection. This protects you when completing the condition report at the start of the tenancy.

The Application Process

Understanding Your Lease Agreement

Once your application is approved, you will be asked to sign a residential tenancy agreement (lease). This is a legally binding contract that sets out the terms of your tenancy. Before signing, make sure you understand every section.

Key Lease Terms to Understand

• Fixed term vs periodic: A fixed-term lease runs for a set period (typically 6 or 12 months). At the end of the fixed term, it usually converts to a periodic (month-to-month) tenancy unless a new fixed-term lease is signed. Fixed terms provide certainty for both parties. Periodic tenancies offer more flexibility but less security — the landlord can issue a termination notice (with the required notice period) at any time.
• Rent amount and payment method: The lease specifies the weekly or fortnightly rent and the payment method (direct debit, bank transfer, BPAY). Rent must not be required more than 2 weeks in advance in most states.
• Bond amount: The bond is a security deposit lodged at the start of the tenancy, held by your state's bond authority (not the landlord). The maximum bond for residential tenancies is typically 4 weeks' rent (6 weeks in some states for furnished properties or weekly rent above a threshold).
• Special conditions: The lease may include special conditions regarding pets, modifications, garden maintenance, or use of common areas. Read these carefully — they are legally enforceable. If you disagree with a condition, negotiate with the landlord before signing.
• Break lease provisions: The lease should outline the consequences of breaking the lease early, including any break fees or the requirement to pay rent until a new tenant is found. Understand these provisions before signing.

For a deeper understanding of contract terms and how to identify unfavourable clauses, see our guide to reading property contracts. While written for purchase contracts, many of the principles apply to lease review as well.

Bond Lodgement and the Condition Report

The bond and condition report are two of the most important protections for tenants. Handle both carefully to avoid disputes at the end of the tenancy.

Bond

• Your bond must be lodged with the relevant state bond authority (for example, Rental Bonds Online in NSW, the Residential Tenancies Bond Authority in Victoria, the RTA in Queensland). The landlord or agent cannot hold the bond themselves.
• You will receive a bond lodgement receipt — keep this safe. You will need it to claim your bond refund at the end of the tenancy.
• At the end of the tenancy, the bond is refunded in full if the property is returned in the same condition as at the start (allowing for fair wear and tear). If there is damage or unpaid rent, the landlord can claim part or all of the bond.

Condition Report

• The condition report (also called an ingoing condition report or property condition report) documents the state of the property at the start of the tenancy. You will receive a copy from the agent or landlord — usually within the first few days.
• Complete it thoroughly. Walk through every room and note any existing damage, marks, stains, wear, or faults. Be specific — "small chip in kitchen bench near stove" is better than "minor damage." Take timestamped photos and videos as evidence.
• Return the completed condition report within the specified timeframe (usually 3-7 days depending on the state). If you do not return it, the landlord's version is accepted as accurate, which could disadvantage you when claiming your bond at the end of the lease.

Tenant Rights by State

Tenancy laws vary significantly between Australian states and territories. Below are the key rights that tenants should be aware of, with state-specific variations highlighted. For a deeper dive into recent legislative changes affecting tenants, see our renter's rights guide.

Rent Increases

• Fixed-term lease: In most states, rent cannot be increased during a fixed-term lease unless the lease specifically allows it. In practice, most 6-12 month fixed-term leases do not include a rent increase clause.
• Periodic tenancy: Landlords can increase rent on periodic tenancies with the required notice — typically 60 days in most states (90 days in the ACT, 60 days in NSW, VIC, QLD, SA, and WA).
• Frequency limits: Rent can only be increased once every 12 months in most states. In NSW, QLD, and SA, the minimum period between increases is 12 months. In Victoria, it is also 12 months.
• Disputing an increase: If you believe a rent increase is excessive, you can apply to your state's tribunal (NCAT in NSW, VCAT in Victoria, QCAT in Queensland) to have the increase reviewed. The tribunal will consider the current market rent for comparable properties in the area.

Maintenance and Repairs

• Landlord obligations: The landlord is responsible for maintaining the property in a reasonable state of repair. This includes structural repairs, plumbing, electrical systems, appliances provided with the property, and ensuring the property is fit for habitation.
• Urgent repairs: Urgent repairs (burst water pipes, gas leaks, serious electrical faults, broken locks, flooding) must be attended to promptly. In most states, if the landlord cannot be contacted or fails to act, the tenant can arrange urgent repairs up to a specified amount (typically $1,800-$2,500 depending on the state) and seek reimbursement.
• Non-urgent repairs: Submit non-urgent repair requests in writing (email is fine). The landlord must respond within a reasonable timeframe — typically 14 to 28 days depending on the state.
• Tenant responsibilities: You are responsible for keeping the property reasonably clean, not causing damage (beyond fair wear and tear), and reporting maintenance issues promptly. Failure to report a small problem that becomes a major one (for example, a minor leak that causes mould) could result in you being held liable for the damage.

Privacy and Access

• The landlord or agent cannot enter the property without proper notice and a valid reason. Required notice periods vary: typically 24 hours for routine inspections (maximum 4 per year in most states), 48 hours in some jurisdictions, and 7 days for showing the property to prospective tenants or buyers.
• Exceptions: The landlord can enter without notice in genuine emergencies (fire, flood, gas leak) or with the tenant's consent.
• If the landlord repeatedly enters without proper notice, you can apply to your state's tribunal for orders restraining the access.

Ending a Lease

How you end your tenancy depends on whether you are on a fixed-term or periodic lease, and whether you are ending at the natural expiry or breaking early.

At the End of a Fixed Term

• If you do not wish to renew, provide written notice to the landlord or agent before the lease expires. The required notice period varies: 14 days in NSW, 28 days in Victoria, 14 days in Queensland, and varies in other states.
• If neither party gives notice, the lease typically rolls over to a periodic (month-to-month) tenancy on the same terms.

Ending a Periodic Tenancy

• Tenants on a periodic tenancy can give notice to leave at any time. The required notice period is typically 14-28 days depending on the state.
• Landlords can also terminate a periodic tenancy, but must provide longer notice — typically 60-90 days — and in some states must provide a valid reason (such as selling the property, moving in, or major renovations).

Breaking a Lease Early

Breaking a fixed-term lease before it expires has financial consequences. These vary by state but typically include:

• Break fee: Some states (such as NSW and Queensland) allow a set break fee based on how far through the lease you are. In NSW, the fee is 4 weeks' rent if less than 25% of the lease has elapsed, 3 weeks if 25-50% has elapsed, 2 weeks if 50-75%, and 1 week if more than 75%.
• Rent until a new tenant is found: In states without a set break fee (such as Victoria), you are liable for rent until a replacement tenant is found or the lease expires, whichever comes first. The landlord must make reasonable efforts to find a new tenant and cannot unreasonably refuse an applicant.
• Advertising and re-letting costs: You may be required to pay reasonable costs of advertising the property and the agent's re-letting fee.
• Hardship provisions: If you are experiencing financial hardship, domestic violence, or other exceptional circumstances, most states have provisions allowing early termination with reduced or no financial penalty. Contact your state's tenancy advice service for guidance.

Dispute Resolution

Disputes between tenants and landlords are common but can usually be resolved without going to a tribunal. Here is the process:

Renting with Pets

Pet-friendly renting has improved significantly in recent years, with several states reforming their laws to make it easier for tenants to keep pets.

• Victoria: Landlords cannot unreasonably refuse a pet request. If you submit a written request, the landlord has 14 days to respond. If they refuse, they must apply to VCAT for an order — otherwise consent is deemed to have been given.
• Queensland: Recent reforms (from 2024) require landlords to have a reasonable ground for refusing a pet request. Blanket "no pets" clauses are no longer valid.
• NSW: Recent reforms now prevent landlords from unreasonably refusing pets. Landlords can impose reasonable conditions (such as professional carpet cleaning at the end of tenancy).
• Other states: SA, WA, TAS, ACT, and NT have varying rules. Check your state's current legislation, as pet tenancy laws have been evolving across Australia.
• Strata by-laws: Even if the landlord agrees to a pet, the strata by-laws for apartments and townhouses may restrict or prohibit certain animals. Check the by-laws before committing. If you are renting in a strata complex, understanding body corporate rules is essential.

Tips for a Successful Tenancy

• Pay rent on time, every time. A strong payment history is your most valuable asset as a tenant. It builds goodwill with the landlord and gives you excellent references for future rentals.
• Report maintenance issues promptly. Small problems become expensive problems if left unattended. Reporting issues in writing creates a paper trail that protects both you and the landlord.
• Keep the property clean and tidy. You are responsible for maintaining the property in a reasonable condition. Regular cleaning and basic garden maintenance prevent end-of-lease disputes.
• Know your rights. Familiarise yourself with your state's residential tenancy legislation. Many tenant-landlord disputes arise from one party not knowing their obligations.
• Communicate respectfully. Most landlords and agents are reasonable people. A respectful, solution-oriented approach to issues resolves problems faster than an adversarial one.
• Document everything. Keep copies of your lease, condition report, bond receipt, all correspondence, and photos of the property at the start and end of the tenancy. This documentation is invaluable if a dispute arises.
• Understand fair wear and tear. You are not responsible for normal deterioration — faded paint, minor scuff marks from furniture, worn carpet in high-traffic areas. However, you are responsible for damage beyond fair wear and tear — holes in walls, stains from spills, pet damage, or broken fixtures.

Related Guides

• Property Due Diligence Checklist — While written for buyers, many due diligence principles apply when assessing a rental property — especially regarding the condition of the building and any issues with the location.
• How to Read a Property Contract — Learn how to read and understand legal property documents, including the principles that apply to residential leases.