NSW rental law changes: what tenants need to know

If you rent in NSW, you have more protection than you did two years ago. Recent reforms limit when you can be evicted, how often your rent can rise, what you can be charged, and whether you can keep a pet. This guide explains your rights as a tenant.

You can no longer be evicted for no reason

The headline change is that no-grounds terminations are gone. From 19 May 2025, a landlord can only end your tenancy if they have a valid reason set out in the law, and for some reasons they must give you evidence. This applies whether you are on a periodic agreement or reaching the end of a fixed term.

What this means for you is that if you receive a notice to leave, you are entitled to see a valid reason. If the reason is not a valid ground, or the notice is defective, you may be able to challenge it. If you are unsure whether a notice is valid, it is worth getting advice before you move out, because a wrongly given notice does not have to be obeyed.

Valid reasons and notice periods

A landlord can end a tenancy for reasons such as selling the property, moving in themselves or family, significant renovations, a change of use, or your own breach of the agreement. Each reason carries a minimum notice period. For example, an actual sale requiring vacant possession needs 30 days' notice, while a proposed sale, renovations, or the landlord moving in generally need 60 or 90 days depending on your agreement.

Some grounds also stop the landlord re-letting the property for a period afterwards, which is there to stop a reason being used as an excuse to remove you. If you suspect a ground was not genuine, that is worth raising.

Your rent can only rise once a year

From 31 October 2024, your rent can be increased only once in any 12-month period, whatever type of agreement you are on. The increase has to be given to you in writing with the correct notice. If you think an increase is too soon or not properly notified, you can question it.

No more application or start-up fees

Also from 31 October 2024, you cannot be charged for searching for, applying for, or starting a tenancy. That includes background check fees and fees for preparing the tenancy agreement. If an agent tries to charge you for these, they should not.

Keeping a pet

From 19 May 2025, a landlord can only refuse a pet for certain reasons set out in the law, and if they do not respond to your request within the time limit, consent is taken to be given. Further rules apply from 2 October 2026, including that if you move into a new rental with a pet, you can apply for consent within 7 days of signing and keep the pet while you wait for a response.

The practical effect is that a flat no to pets is no longer the end of the matter. If you ask properly and the landlord does not refuse for an allowed reason within the time limit, you may be entitled to keep your pet.

Bond and getting it back

Your bond is held by the NSW Rental Bond Board, not by the landlord directly, and it should be returned at the end of the tenancy unless there is a valid claim against it. If there is a dispute about the bond or about repairs and cleaning, it can be resolved through the NSW Civil and Administrative Tribunal.

If something goes wrong

Most rental disputes in NSW are dealt with through NSW Fair Trading and, if they cannot be resolved, the NSW Civil and Administrative Tribunal. If you are facing eviction, a bond dispute, or a repairs problem and you are not sure where you stand, we can look at your agreement and the notice and tell you your options. The reforms give tenants real protections, but only if you know to use them.

Frequently asked questions

Can my landlord evict me without a reason? No. Since 19 May 2025 they need a valid reason set out in the law, and for some reasons they must provide evidence.

How often can my rent go up? Once in any 12-month period, since 31 October 2024, with proper written notice.

Can I be charged a fee to apply for a rental? No. Since 31 October 2024, you cannot be charged for searching for, applying for, or starting a tenancy.

Can I keep a pet? A landlord can only refuse for reasons allowed by law, and must respond within the time limit or consent is taken to be given.

Keep reading

• Property and conveyancing
• NSW rental law changes: what landlords need to know
• What to check before signing a commercial lease

This article contains general information only and is not legal advice. For advice about your situation, please contact us. Liability limited by a scheme approved under Professional Standards Legislation.