This article is general information only and does not constitute financial or tax advice. Consult a qualified tax professional for advice specific to your situation.
Key takeaways
- Rental bonds must be lodged with your state's bond authority (not held in your own account), typically within 10 days of receipt.
- Rent can only be increased once every 12 months in most states, and you must give at least 60 days' written notice.
- Act on rental arrears early: contact the tenant as soon as rent is a few days late, and issue a formal breach notice if it remains unpaid past 14 days.
- Start the lease renewal conversation six to eight weeks before the end date to avoid unexpected vacancies.
- Tenancy rules differ between states, so landlords with properties in multiple jurisdictions need to track each state's requirements separately.
Managing a rental property is a lot more than collecting rent each month. There are lease agreements to get right, bonds to lodge correctly, rent reviews to handle properly, and occasionally a tenant who falls behind. Getting these basics sorted from the start saves you headaches down the track, and keeps you on the right side of the law.
Lease Agreements: Fixed Term vs Periodic
A fixed-term lease runs for a set period, most commonly six or twelve months. During that time, neither you nor the tenant can simply walk away without consequences. It gives both sides certainty: the tenant knows they have a home for the term, and you know the rent is coming in.
A periodic tenancy (sometimes called a month-to-month or rolling tenancy) has no end date. It continues until one party gives notice. Periodic leases are more flexible but also less predictable: a tenant can give notice and leave relatively quickly, and your ability to end the tenancy is more limited depending on which state you are in.
Whatever the lease type, your agreement should cover the rent amount and due date, the lease term, the bond amount, how repairs are requested, any rules about pets or modifications, and what happens at the end of the tenancy. Using the standard residential tenancy agreement for your state is the safest starting point; each state has one, and in most cases it is legally required.
Bond Handling: Lodging and Returning
The rental bond is a security deposit held against damage or unpaid rent. The maximum bond amount varies by state: in NSW and Queensland it is typically four weeks' rent, in Victoria it is one month's rent, and other states have their own rules.
You must lodge the bond with the relevant authority in your state: the Rental Bond Board (NSW), Residential Tenancies Bond Authority (VIC), or the RTA Bond Lodgement system (QLD), among others. You generally have a short window after receiving the bond to do this, so do not sit on it. Holding bond money in your own account without lodging it is a serious breach of tenancy law.
When the tenancy ends, you and the tenant can agree to release the bond through the relevant authority's online portal. If there is a dispute (over cleaning, damage, or unpaid rent), either party can apply to have the bond amount determined by the tribunal. For a step-by-step guide to that process, see how to handle a bond dispute. Some of the costs involved in the bond process may be deductible; see our guide to rental property tax deductions in Australia for more detail.
Rent Increases: Notice and Frequency
You cannot raise the rent whenever you feel like it. Every state has rules about how much notice you must give (commonly 60 days in most states, though this varies) and how often you can increase rent. In Victoria, rent can only be increased once every 12 months. NSW and Queensland follow similar restrictions.
When setting a new rent amount, it is worth considering what comparable properties are renting for in the suburb, the current CPI, and how long your tenant has been in place. A long-term reliable tenant is worth more than a slightly higher rent figure; vacancy periods and re-letting costs add up fast.
Always give notice of a rent increase in writing and keep a copy. Some states require you to use a specific notice form.
Calculate Your Rent Increase
Enter your current rent, proposed increase, and state below to see the new amount and check the notice requirements for your jurisdiction.
Enter your current rent and proposed increase to see the breakdown.
Dealing with Arrears
A tenant who falls into rental arrears is one of the most stressful situations a landlord faces. The key is to act early rather than let arrears accumulate.
Most state tribunals recommend contacting the tenant as soon as rent is even a few days late, as a quick call or message often resolves it. If rent remains unpaid past a threshold (typically 14 days in most states), you can issue a formal breach notice. If the breach is not remedied within the timeframe on the notice, you can apply to the relevant tribunal to terminate the tenancy.
The main tribunals are VCAT in Victoria, NCAT in NSW, and QCAT in Queensland. Each has its own process and timelines, but the general approach is the same: document everything, give proper notice, and follow the steps in order. Skipping steps can set your application back weeks. If you are unsure what rent you need to cover your costs, the break-even rent calculator can help you work out the minimum figure.
Lease Renewals
As the end of a fixed-term lease approaches, you have a few options: offer a renewal, let it roll into a periodic tenancy, or decide not to continue the tenancy (with proper notice). Most landlords prefer to offer a renewal to a good tenant rather than face a vacancy.
Ideally, reach out six to eight weeks before the lease end date. This gives the tenant time to consider and gives you time to find a new tenant if they decide to leave. A renewal is also a natural moment to review the rent, so just make sure you give the required notice if you are increasing it at the same time.
Your Obligations as a Landlord
Tenants have rights, and you have obligations. The main ones to stay across:
Repairs and maintenance. You must keep the property in a reasonable state of repair. Urgent repairs (a burst pipe, a broken heater in winter, a gas leak) need to be addressed immediately. Non-urgent repairs should be dealt with within a reasonable timeframe.
Privacy and entry. You cannot walk into your rental property whenever you like. Most states require at least 24 hours' written notice for a routine inspection, and there are limits on how often you can inspect. Entry for repairs generally requires notice too, except in genuine emergencies.
Minimum standards. Many states have introduced minimum property standards in recent years covering things like locks, window coverings, heating, ventilation, and kitchen facilities. VIC and QLD have legislated lists; NSW has broader habitability requirements.
State-by-State: The Main Differences
The broad principles of tenancy law are similar across Australia, but the specifics vary enough to matter. Victoria has some of the most tenant-friendly legislation in the country (see our Victoria rental reforms guide for details, including the 12-month limit on rent increases and an extensive list of minimum standards). NSW overhauled its tenancy laws in 2020 and introduced stronger protections around domestic violence and end-of-lease repairs. Queensland updated its legislation in 2024 and introduced rent increase limits.
If you own property in multiple states, it is worth keeping a separate note of the rules in each jurisdiction; what applies in Brisbane does not necessarily apply in Melbourne.
How propkt Helps You Stay on Top of It
propkt tracks the key dates and details that matter most when you are managing tenants. You can record each lease (its start date, end date, and type) so you always know when renewals are coming up. Bond amounts are tracked against each tenancy so nothing slips through.
Payment tracking flags overdue amounts, so you can see at a glance if a tenant is behind without digging through bank statements. You can also use the cash flow calculator to check whether each property is covering its costs after all expenses. And if you are managing properties across different states, propkt keeps each property's details separate so the right rules apply to the right tenancy.
Managing tenants well comes down to good records, prompt communication, and knowing your obligations before an issue arises rather than after. propkt is built to make that easier.
propkt tracks every tenancy from lease start to bond return: rent payments, arrears, lease expiry dates, and maintenance history per tenant. Your first property is free. Get started.