1. Lease types
Fixed-term agreement
A fixed-term agreement has stated start and end dates. Six- and twelve-month terms are common. A longer term may reduce turnover, while a shorter term may provide more flexibility, but the agreement and current law control the parties’ rights.
Periodic agreement
If a fixed term ends and the parties do not enter a new fixed term, the tenancy commonly continues as a periodic agreement without a fixed end date.
2. Rent increases
- Rent cannot be increased during the first 12 months of an agreement.
- After an increase, at least 12 months must pass before another increase.
- At least 60 days’ written notice is required.
- For a fixed-term agreement, any increase must also be permitted by the agreement and comply with the Act. Legacy agreements may have transitional issues.
3. Ending a tenancy
Since 19 May 2025, NSW landlords generally need a valid legal ground to end a tenancy. The correct notice, notice period and supporting documents depend on the ground and agreement.
- Tenant breach, such as serious rent arrears or damage
- Proposed sale requiring vacant possession
- Significant renovations or repairs requiring the premises to be vacant
- Demolition
- The landlord or an eligible family member will occupy the property
- The property will no longer be used as a rental home
- The premises can no longer lawfully be used as a residence
| Agreement or situation | Common minimum notice |
|---|---|
| Periodic agreement — prescribed landlord grounds | Usually 90 days |
| Fixed term of 6 months or less — prescribed landlord grounds | Usually 60 days and not before the fixed term ends |
| Fixed term longer than 6 months — prescribed landlord grounds | Usually 90 days and not before the fixed term ends |
| Breach or other special grounds | Different periods and procedures apply |
Evidence and Rental Bonds Online
Supporting documents must be given with relevant termination notices. From 1 July 2025, NSW Fair Trading also collects tenancy-ending information through a mandatory Rental Bonds Online survey when a bond is claimed or released. The survey is not a substitute for serving the correct notice and supporting documents.
| Reason used to end tenancy | Re-letting exclusion period |
|---|---|
| Change of use or no longer a rental home | 12 months |
| Proposed sale requiring vacant possession | 6 months |
| Landlord or eligible family member moving in | 6 months |
| Significant renovations or repairs | 4 weeks |
| Demolition | 6 months |
4. Pets
- A tenant may formally apply to keep a pet after entering the tenancy agreement.
- The landlord must respond using the prescribed process within 21 days; otherwise consent is generally taken to be given.
- Refusal is limited to grounds allowed by law, including suitability, legal restrictions and animal-welfare considerations.
- A landlord cannot impose an additional pet bond or increase rent merely because a pet is approved.
- Strata, local council and other animal laws may still apply.
5. Bond, rent and fees
- Holding fee: no more than one week’s rent and only after the application is approved.
- Rental bond: no more than four weeks’ rent and lodged through the lawful NSW bond process.
- Rent in advance: no more than two weeks.
- Tenants cannot be charged prohibited application, background-check, identity-verification or lease-preparation fees.
- Landlords and agents must offer prescribed fee-free rent-payment methods, including approved bank transfer and, from March 2026, Centrepay.
6. Access and inspections
| Purpose | Minimum notice or limit |
|---|---|
| Routine inspection | At least 7 days’ written notice; no more than 4 inspections in 12 months |
| Carry out or assess necessary repairs | At least 2 days’ notice |
| Health and safety obligations | At least 2 days’ notice |
| Urgent repairs | No notice required |
| General timing | Usually between 8am and 8pm, and not on Sundays or public holidays unless an exception applies |
Official NSW sources
This guide is general information only and does not replace the Residential Tenancies Act 2010, the tenancy agreement or legal advice. Rules and forms may change. For a specific matter, contact NSW Fair Trading or a qualified legal adviser.