Complete Guide to Being a Landlord in New South Wales (2026)

Provide the property in a reasonable state of cleanliness and fit for habitation at the start of the tenancy.

Maintain the property in a reasonable state of repair, considering the age of the property, the amount of rent, and the prospective life of the premises.

Lodge the tenant's rental bond with NSW Fair Trading within 10 business days of receiving it.

Provide the tenant with a copy of the signed residential tenancy agreement, a condition report, and the NSW Tenant Information Statement.

Ensure the property complies with all health and safety laws.

Not interfere with the tenant's reasonable peace, comfort, and privacy.

Give the required notice period before entering the property for inspections or repairs.

Carry out urgent repairs as soon as possible after being notified. Non-urgent repairs must be attended to within 14 days of the tenant's written request.

Right to live in a property that is maintained in a reasonable state of repair and is fit for habitation.

Right to quiet enjoyment — the landlord must not interfere with the tenant's reasonable peace, comfort, and privacy.

Right to receive at least 60 days written notice before a rent increase takes effect.

Right to apply to NCAT for a review if they believe the rent increase is excessive.

Right to have their rental bond lodged with NSW Fair Trading and returned at the end of the tenancy (less any agreed deductions).

Right to request urgent repairs and have them addressed as soon as possible.

Right to receive at least 7 days notice before a general inspection, and at least 2 days notice for repairs.

Right to have locks changed (at the tenant's expense) with the landlord's consent, which must not be unreasonably withheld.

You may conduct a maximum of 4 routine inspections per year. This is a hard limit under the Residential Tenancies Act 2010 — exceeding it without written consent from the tenant is a breach of their rights.

You must give the tenant at least 7 days written notice before a routine inspection. The notice must specify the date, and the inspection must occur between 8am and 8pm on a day other than a Sunday or public holiday.

During the inspection, focus on the property's condition: check for maintenance issues, verify smoke alarm function, and note any lease compliance matters. You should not open the tenant's personal storage, wardrobes, or drawers.

If you engage a property manager, they will conduct inspections on your behalf and provide a written report. Review these reports promptly — unresolved maintenance issues identified during inspections can become your liability if the tenant is later injured or suffers loss.

Tenants have the right to be present during inspections but are not required to be. If the tenant requests a specific time within the inspection window, accommodate them where reasonable.

Photography for documenting property condition is standard practice, but be mindful of the tenant's privacy. Avoid photographing personal items, and inform the tenant if photos will be stored or shared with the property owner.

Smoke alarms must be installed on every level of the property and must comply with Australian Standard AS 3786. They must be tested before the start of each tenancy.

Swimming pool barriers must comply with the Swimming Pools Act 1992 and the relevant Australian Standards. A valid compliance certificate is required.

The property must have adequate ventilation and natural lighting.

Gas and electrical installations must be safe and maintained. Electrical safety switches (RCDs) are required on power point circuits.

The property must be structurally sound and free from hazards, including damp, mould, and pest infestations that render it unfit for habitation.

Minimum security requirements: the property must have functioning locks on all external doors and windows that are accessible from outside.

Keep copies of all residential tenancy agreements, condition reports (at the start and end of each tenancy), and any written variations.

Retain all bond lodgement receipts from NSW Fair Trading. Record the bond amount, date lodged, and any claim or refund transactions at the end of the tenancy.

Maintain a detailed log of all repair and maintenance requests, including the date of the tenant's notification, the nature of the issue, and the actions and costs involved in resolving it.

Keep copies of all formal notices — rent increase notices, termination notices, access notices, and breach notices — along with proof of delivery (e.g., registered post receipt, email confirmation).

Store invoices and receipts for all property-related expenses, including repairs, improvements, insurance, and strata levies. These records are essential for tax return deductions and insurance claims.

Retain all written and electronic correspondence with your tenant. In NCAT proceedings, a clear record of communication history is often the deciding factor in disputes.

Standard home and contents insurance does not cover a tenanted property. If your investment property is insured under a regular home policy, most tenancy-related claims — including tenant damage and loss of rent — will be declined. You need a dedicated landlord insurance policy.

Landlord insurance typically covers rental default (loss of rent if the tenant stops paying), malicious or intentional damage caused by the tenant, public liability for injuries sustained on the property, and legal expenses for NCAT proceedings.

Building insurance covers the physical structure — walls, roof, fixtures, and permanent fittings. This is separate from landlord insurance and is generally required by your mortgage lender. If the property is part of a strata scheme, building insurance is usually included in your strata levies.

If you rent the property furnished, consider adding contents insurance that specifically covers landlord-owned furnishings, appliances, and equipment against theft or damage by the tenant.

Compare policies carefully. Coverage limits for rental default vary from 6 weeks to 52 weeks depending on the insurer. Excess amounts, exclusions for accidental damage versus intentional damage, and waiting periods differ significantly between providers.

Not lodging the bond within 10 business days. NSW Fair Trading treats late lodgement as a breach, and the tenant can apply to NCAT for orders.

Giving insufficient notice for rent increases. The minimum is 60 days written notice, and the increase cannot take effect within 12 months of the last one. Failure to comply makes the increase invalid.

Entering the property without proper notice or consent. General inspections require at least 7 days notice and cannot occur more than 4 times per year. Unlawful entry is a breach of the tenant's rights.

Not carrying out urgent repairs promptly. If you fail to act, the tenant can arrange the repairs themselves (up to $1,000) and seek reimbursement from you. Non-urgent repairs must be completed within 14 days of a written request.

Failing to provide required documents. At the start of the tenancy, you must give the tenant a signed copy of the agreement, a condition report, and the NSW Tenant Information Statement.

Attempting to recover costs that are the landlord's responsibility. You cannot charge the tenant for normal wear and tear, or for repairs to items that were already damaged at the start of the tenancy.

Since the 2024 rental law reforms, no-grounds evictions have been banned for periodic (month-to-month) tenancies in NSW. You can only end a periodic tenancy for prescribed reasons — such as the property being sold, major renovations, the landlord or their family moving in, or a change of use.

For fixed-term tenancies, you must give the tenant at least 30 days written notice before the end of the fixed term if you do not want the tenancy to continue. If neither party gives notice, the tenancy automatically rolls into a periodic agreement.

If the tenant breaches the agreement (e.g., non-payment of rent, causing damage, or using the property for illegal purposes), you can issue a termination notice. For non-payment of rent, the notice period is 14 days. For other breaches, it is typically 14–30 days depending on the nature of the breach.

If the tenant does not vacate after receiving a valid termination notice, you must apply to NCAT for a termination order and a warrant of possession. You cannot take matters into your own hands — changing locks, removing belongings, or disconnecting utilities is illegal and can result in compensation orders and penalties.

In cases of hardship, NCAT may refuse to grant a termination order even if you have valid grounds. The tribunal balances the interests of both parties, so always ensure your documentation is thorough and your grounds are clearly established.

If the tenant abandons the property, you must follow the statutory process for dealing with abandoned goods. This includes making reasonable attempts to contact the tenant and storing their goods for the required period before disposal.

In NSW, the bond is held by NSW Fair Trading — not by the landlord or property manager. At the end of the tenancy, either party can lodge a bond claim. If both parties agree on how the bond should be divided, the refund is processed within a few business days.

You have 14 days after the tenancy ends to lodge a bond claim with Fair Trading. If you do not make a claim within this period, the tenant can apply for a full refund of the bond and it will be released to them without your consent.

The distinction between fair wear and tear and tenant damage determines whether you can claim against the bond. Fair wear and tear includes gradual deterioration from normal use — faded paint, minor scuffs, and worn carpet. Damage includes stains, holes, broken fittings, and anything caused by negligence or misuse.

Your strongest evidence in a bond dispute is the condition report. Compare the entry condition report (completed at the start of the tenancy) with the exit condition report. Dated photographs from both inspections significantly strengthen your position.

If the bond claim is disputed, Fair Trading offers a free mediation service. If mediation fails, either party can apply to NCAT for a binding determination. NCAT will review condition reports, photographs, repair invoices, and any relevant correspondence before making an order.