Landlord Rights NSW: A Complete Guide for Self-Managing Landlords

If you’re a self-managing landlord in New South Wales, understanding your legal rights is just as important as understanding your obligations. The Residential Tenancies Act 2010 governs the relationship between landlords and tenants in NSW, and it gives you specific, enforceable rights — but it also sets firm boundaries on what you can and cannot do.

The problem for most landlords is that these rights are scattered across a 200+ page Act, a detailed Regulation, prescribed forms, and multiple information statements published by NSW Fair Trading. The 2024–2026 reforms have changed several areas substantially, including how you can end a tenancy, how pets are handled, and what payment methods you must offer.

This guide consolidates your key rights and obligations into one reference, grounded in the legislation and the current prescribed forms. If you need detail on a specific topic, each section links to our deeper NSW guides.

For the detailed workflows that sit behind these rights and obligations, start with the NSW lease agreement guide, NSW rental bond guide, and broader NSW residential tenancies act guide guides for this state.

Your Right to Collect Rent

Your most fundamental right as a landlord is to receive rent on time. Under the standard form residential tenancy agreement prescribed in Schedule 1 of the Residential Tenancies Regulation 2019, the tenant agrees to pay rent on the due date at the agreed frequency — whether weekly, fortnightly, or otherwise.

If a tenant falls more than 14 days behind on rent, you can issue a termination notice for non-payment under Section 87C of the Act (breach of agreement), subject to the special provisions in Section 88. However, there is an important safeguard for tenants: under Section 89, if the tenant pays all the overdue rent before vacating, the termination notice ceases to have effect. The tenant is also not required to leave if they agree to a repayment plan and comply with it. You can still apply to NCAT for a termination order if the tenant is frequently late with rent payments, even if each late payment is eventually made.

You must keep a record of all rent paid under the agreement and provide a written rent statement for any period within 7 days of the tenant’s request. You must also issue a receipt for any rent paid in person.

Payment Methods You Must Offer

Since 2 March 2026, landlords must offer tenants two prescribed payment methods: Centrepay (operated by the Commonwealth) and an approved electronic bank transfer method that is free of charge to the tenant. Under Section 35 of the Act, you cannot charge a fee or pass on any cost for rent paid through either prescribed method. You also cannot refuse if a tenant asks to switch to a prescribed payment method.

You can still offer other payment options in addition to these two, but you cannot require the tenant to use a specific service provider. For more detail on rent increase rules, see our Rent Increase NSW guide.

Your Right to Increase Rent

You can increase the rent on your property, but only within strict rules set out in Section 41 of the Act. Since the reforms that commenced on 31 October 2024, rent increases are limited to once every 12 months for all tenancy types — including periodic agreements. Previously, periodic tenancies could be subject to more frequent increases, but that distinction has been removed.

You must give the tenant at least 60 days’ written notice specifying the new rent amount and the date it takes effect. Even if the lease agreement sets out a scheduled increase, you are still required to give the written notice.

If a tenant believes the increase is excessive, they can apply to NCAT within 30 days of receiving the notice. NCAT can consider factors including general market rents for comparable properties, the condition of the premises, and any improvements or deterioration — but it cannot consider the tenant’s ability to pay.

Your Right to Access the Property

You own the property, but while it’s tenanted, your right of entry is limited by Section 55 of the Act and clause 24 of the standard form agreement. You can enter the premises without the tenant’s consent only in the following circumstances, and only between 8am and 8pm on weekdays and Saturdays (not Sundays or public holidays):

Routine inspections — up to 4 times in any 12-month period, with at least 7 days’ written notice each time.

Repairs and maintenance — to carry out or assess the need for necessary repairs, with at least 2 days’ notice.

Health and safety obligations — to carry out, inspect, or assess the need for work relating to your statutory health and safety obligations (such as gas safety checks), with at least 2 days’ notice.

Smoke alarm repairs — to inspect or assess the need for smoke alarm repair or replacement, with at least 2 business days’ notice. For actual repairs or replacement, at least 1 hour’s notice.

Property valuation — no more than once in any 12-month period, with at least 7 days’ notice.

Photography for advertising — to take photos or make visual recordings of the interior for sale or lease advertising, no more than once in the 28 days before marketing begins or before the termination of the agreement, with reasonable notice. The tenant must be given a reasonable opportunity to move their possessions out of frame, and you must not publish any photo showing the tenant’s possessions without their written consent.

Showing to prospective tenants — a reasonable number of times during the last 14 days of the agreement, with reasonable notice.

Showing to prospective purchasers — if you and the tenant cannot agree on times, you may show the property no more than twice per week with at least 48 hours’ notice. You must give the tenant at least 14 days’ written notice before the property is first made available for inspection by purchasers.

Emergency access — no notice is required for genuine emergencies, including urgent repairs.

Tribunal order or tenant consent — NCAT can order access, and the tenant can agree to entry at any time.

You must not enter on a Sunday or public holiday (except in emergencies), and you must not stay longer than necessary.

Your Right to Claim from the Bond

When a tenancy ends, you are entitled to claim from the rental bond for specific costs. Under Section 166 of the Act, these include the reasonable cost of repairing damage (other than fair wear and tear) caused by the tenant, an occupant, or their guest; any unpaid rent or charges owing under the agreement; the reasonable cost of cleaning any part of the premises not left reasonably clean, having regard to its condition at the start of the tenancy; and the cost of replacing locks or security devices changed by the tenant without consent.

The bond must be deposited with the Secretary within the required timeframe under Section 162: 10 business days after receiving the bond if you collect it directly, or 10 business days after the end of the month in which the bond is paid if it is collected by an agent.

Your claim must be supported by evidence. Under Section 165, if you apply to the Rental Bond Board for part or all of the bond without the tenant’s consent, you must provide the tenant with a completed end-of-tenancy condition report, details of the amount claimed, and copies of any relevant quotes, invoices, or receipts — all within 7 days of making the claim. Failing to do so is an offence carrying a penalty of up to 20 penalty units.

Since 1 July 2025, landlords or their agents must also complete a mandatory end-of-tenancy survey through Rental Bonds Online within 14 days of making a bond claim. The survey asks who ended the tenancy and the reason. Penalties apply for non-compliance.

For the full bond lifecycle — lodgement, release, disputes, and the Rental Bonds Online process — see our Rental Bond NSW guide.

Your Right to End the Tenancy

This is the area most significantly affected by the 2024–2025 reforms. Since 19 May 2025, no-grounds terminations have been abolished in NSW. You can only end a tenancy for a specific, genuine reason, and you must provide supporting documentation for most grounds.

The grounds on which you can issue a termination notice include breach of the agreement (including non-payment of rent), sale of the property or offering for sale as vacant, significant renovations or repairs requiring vacant possession, demolition, the property no longer being used as a rental for at least 12 months, and the landlord or a family member moving in for at least 6 months. Additional grounds exist for student accommodation, social housing, affordable housing schemes, key worker housing, employee or caretaker tenancies, and where the agreement is frustrated.

Every termination notice must now be accompanied by a Termination Information Statement published by NSW Fair Trading. Heavy penalties apply if you issue a notice for a reason that is not genuine, provide false or misleading supporting documents, or re-let the property during a re-letting restriction period.

Notice Periods

The notice periods you must give depend on both the type of tenancy and the reason for termination. For periodic tenancies, you must generally give at least 90 days’ notice. For fixed-term tenancies of more than 6 months, at least 90 days’ notice is required, and the termination date cannot fall before the end of the fixed term. For fixed terms of 6 months or less, at least 60 days’ notice is required, again not before the fixed term ends. Shorter notice periods apply for some grounds, such as breach of the agreement.

Re-Letting Restrictions

Where you end a tenancy for certain reasons, a re-letting restriction prevents you from entering a new tenancy agreement for the property during a set period. The restriction period depends on the ground: 12 months if the property is no longer being used as a rental; 6 months for sale, demolition, or landlord or family member occupation; and 4 weeks for significant renovations or repairs. Penalties apply if you re-let within the restriction period without approval from NSW Fair Trading.

If the Tenant Does Not Leave

If the tenant does not vacate by the termination date, you must apply to NCAT for a termination order and a warrant for possession. You cannot lock the tenant out, change the locks, remove their belongings, or take any action to force them out yourself. Only a Sheriff’s Officer can enforce a warrant for possession, and heavy penalties apply for self-help eviction.

For step-by-step detail, see our How to Evict a Tenant NSW guide. For a comprehensive reference on every termination ground and its requirements, see our Eviction Notice NSW guide.

Your Right to Respond to Pet Requests

Since 19 May 2025, tenants can apply to keep a pet at the property. You must respond to the application within 21 days. If you do not respond, the pet is automatically approved.

You can only refuse a pet on the specific grounds set out in Section 73F of the Act: the animal would bring the total number of animals to an unreasonable level (the Regulation provides that 4 or fewer is not unreasonable — clause 22A); the property is unsuitable due to fencing, lack of open space, or animal welfare concerns; keeping the animal is likely to cause damage costing more to reasonably repair than the rental bond amount; you live at the property; keeping the animal would breach another law, local council order, strata by-law, or community rule; or the tenant has not agreed to a reasonable condition you proposed.

There are limits on the conditions you can impose. You cannot require the tenant to increase the bond or the rent as a condition for pet-keeping — these are defined as unreasonable conditions under Section 73E and are void. Acceptable conditions may include professional carpet cleaning at the end of the tenancy or keeping an outdoor animal within a specific area.

Once you give consent for a pet, that consent continues for the life of the animal at that property, even if the landlord or managing agent changes. Strata by-laws that impose a blanket ban on all pets are not valid grounds for refusal. You also cannot state in a rental advertisement that no pets are allowed.

If a tenant disagrees with your refusal or believes your conditions are unreasonable, they can apply to NCAT under Section 73G.

Your Right to Repairs and Property Maintenance

This is often framed as an obligation — and it is — but it also protects your investment. Under Section 63 of the Act, you must provide and maintain the property in a reasonable state of repair, considering its age, the amount of rent charged, and its prospective life. The tenant, in turn, must keep the property reasonably clean, not intentionally or negligently damage it, and notify you of any damage or need for repair as soon as possible.

If the tenant causes or allows damage, you are entitled to have them repair it or claim the cost from the bond. You can also apply to NSW Fair Trading for a tenant rectification order under Section 65B if the tenant fails to fix damage they caused.

Urgent Repairs

For urgent repairs — burst pipes, blocked toilets, gas leaks, dangerous electrical faults, serious roof leaks, flooding, fire damage, or failure of essential services — you must arrange repairs as soon as reasonably possible. If you are uncontactable or fail to respond, the tenant can arrange the repair themselves (using a qualified tradesperson) and you must reimburse them up to $1,000 within 14 days of their written request.

Smoke Alarms

You must ensure smoke alarms are installed on all levels of the property and are functioning. You must repair or replace any smoke alarm within 2 business days of becoming aware it is not working, conduct annual checks, and replace removable batteries annually. Hardwired smoke alarm repairs must be done by a licensed electrician.

Your Right to Apply to NCAT

The NSW Civil and Administrative Tribunal handles tenancy disputes. As a landlord, you can apply to NCAT for a range of orders, including termination of the tenancy, possession of the property, compensation for damage or unpaid rent, and orders resolving disputes about the agreement. NCAT can also determine bond disputes that are not resolved through the Rental Bond Board process. NCAT’s monetary jurisdiction is capped at $30,000 for bond disputes and $15,000 for other matters (clause 40 of the Regulation) — claims exceeding these limits may need to be pursued in a court.

Applications can be made online through the NCAT website. Fees apply, and the process is generally faster and less formal than a court proceeding.

Your Obligation to Provide Information Statements

Before signing a tenancy agreement, you must read and understand the Landlord Information Statement published by NSW Fair Trading and sign an acknowledgment confirming this. You must also provide the tenant with a copy of the Tenant Information Statement before or at signing. When issuing a termination notice, you must include the Termination Information Statement. Failure to provide these documents is an offence.

What Changed in the 2024–2026 Reforms

The Residential Tenancies Amendment Act 2024 introduced the most significant changes to NSW tenancy law in over a decade. Here is a summary of what has changed and the date each reform commenced:

31 October 2024 — Rent increases limited to once per 12 months for all tenancy types, including periodic agreements. Extra fees prohibited at the start of a tenancy — landlords and agents cannot charge prospective tenants for background checks or agreement preparation.

19 May 2025 — No-grounds terminations abolished. Landlords must now provide a specific reason and, for most grounds, supporting documentation. Termination Information Statement must accompany all notices. Pet-friendly reforms commenced — landlords can only refuse pets on prescribed grounds and must respond within 21 days. Re-letting restrictions introduced for properties where the tenancy was ended for certain reasons.

20 June 2025 — Expanded supporting document requirements for termination notices based on significant renovations or repairs — including builder quotations, contracts, or owner-builder permits.

1 July 2025 — Mandatory end-of-tenancy survey in Rental Bonds Online. Landlords or agents must complete the survey within 14 days of a bond claim.

2 March 2026 — Landlords must offer Centrepay as a rent payment option. This is in addition to the existing requirement to offer free electronic bank transfer. You cannot charge a fee or pass on costs for either prescribed method.

For a detailed overview of the Act and its structure, see our Residential Tenancies Act NSW guide.

For the day-to-day workflow behind this overview, our NSW condition report guide, NSW rent increase guide, and NSW eviction notice guide guides are the next pages most landlords reach for. If a tenancy ends early, our NSW break lease guide guide covers that side of the process as well.

Common Mistakes That Cost Landlords Their Rights

Entering the Property Without Proper Notice

Even if you need to check on something urgently, entering outside the permitted circumstances or without the correct notice period can expose you to a complaint at NCAT and potentially an order for compensation to the tenant. The rules are strict — 7 days’ written notice for inspections, 2 days for repairs, no entry on Sundays or public holidays (except emergencies). Document every notice you give.

Failing to Respond to a Pet Application Within 21 Days

If you do not respond within 21 days, the pet is automatically approved — regardless of whether you would have had valid grounds to refuse. Set a reminder the moment you receive a pet application.

Issuing a Termination Notice Without Supporting Documents

Since 19 May 2025, a termination notice without a genuine reason is invalid. For most grounds — sale, renovation, demolition, owner occupation, and the property no longer being used as a rental — specific supporting documents must accompany the notice. Issuing a notice on a non-genuine ground or with false documents carries heavy penalties, including fines up to $11,000 for individuals (100 penalty units) and $71,500 for corporations (650 penalty units) under Sections 85 and 86.

Not Providing a Condition Report Before the Tenancy Starts

You must provide two hard copies (or one electronic copy) of the completed condition report to the tenant before or when the tenant signs the agreement. The tenant then has 7 days after taking possession to complete their part of the report and return a copy to you (Section 29(3)). If you skip this step, you undermine your position in any future bond claim — without a baseline, you have limited evidence to demonstrate what constitutes tenant damage versus pre-existing condition or fair wear and tear.

Not Offering Centrepay

Since 2 March 2026, failing to offer Centrepay as a payment option is an offence carrying a maximum penalty of 50 penalty units. This applies to all residential tenancy agreements, including those that were in place before the reform commenced.

Frequently Asked Questions About Landlord Rights in NSW

Can I enter my rental property without the tenant’s permission? Only in the specific circumstances set out in the Act — emergencies, routine inspections (up to 4 per year with 7 days’ written notice), repairs (2 days’ notice), smoke alarm work, property valuations, photography for advertising, and showing to prospective tenants or purchasers. Outside these situations, you need the tenant’s consent. You must not enter on a Sunday or public holiday except in an emergency, and you must stay between 8am and 8pm.

How often can I increase the rent? Once every 12 months, with at least 60 days’ written notice. This applies to both fixed-term and periodic tenancies. The 12-month rule also applies across renewals and replacements of the same tenancy with the same landlord and at least one of the same tenants. If a tenant believes the increase is excessive, they can apply to NCAT within 30 days.

Can I refuse a tenant’s request to keep a pet? Only on the specific grounds listed in Section 73F of the Act — unreasonable number of animals (4 or fewer is not unreasonable under clause 22A of the Regulation), unsuitable premises, damage likely to cost more to reasonably repair than the bond, landlord living at the property, breach of another law or by-law, or the tenant not agreeing to a reasonable condition. You must respond within 21 days or the pet is automatically approved. You cannot require the tenant to pay more bond or more rent as a condition.

What can I claim from the bond at the end of the tenancy? Unpaid rent or charges, the reasonable cost of repairing damage beyond fair wear and tear, the reasonable cost of cleaning areas not left reasonably clean (compared to their condition at the start), and the cost of replacing locks changed without consent. All claims must be supported by evidence including a completed end-of-tenancy condition report, quotes or invoices, and details of the amounts claimed.

Can I evict a tenant without giving a reason? No. No-grounds terminations were abolished in NSW on 19 May 2025. Every termination notice must specify a genuine reason, and most grounds require supporting documentation. A Termination Information Statement must accompany every notice. Heavy penalties apply for notices given on non-genuine grounds.

What happens if my tenant stops paying rent? You can issue a termination notice under Section 87C (breach of agreement) once rent has been unpaid for at least 14 days, subject to the special provisions in Section 88. However, if the tenant pays all the overdue rent before the termination date, the notice ceases to have effect under Section 89. If the tenant does not pay and does not leave, you must apply to NCAT for a termination order — you cannot lock them out or remove their belongings yourself.

Do I have to offer Centrepay? Yes. Since 2 March 2026, all landlords and agents must offer Centrepay as a rent payment option in addition to a free electronic bank transfer method. If the tenant chooses Centrepay, you must enable it. You cannot charge any fee or pass on costs for either prescribed payment method. This applies to all tenancy agreements, including those that started before the reform.

Can I list a problem tenant on a tenancy database? Yes, but only in accordance with Part 10 of the Act (Sections 209–218). You can only list personal information if the tenant has been given written notice, the listing relates to a breach of the agreement or money owing, and the amount owed is more than the rental bond. The listing must be accurate and up-to-date, and the tenant has the right to have incorrect listings amended or removed.

What if my tenant damages the property? If the tenant causes or allows damage beyond fair wear and tear, you can claim the reasonable cost of repair from the bond. If the damage exceeds the bond amount, you can apply to NCAT for compensation. You can also apply to NSW Fair Trading for a tenant rectification order if the tenant fails to repair damage they caused. Keep a thorough condition report from the start of the tenancy — it is your primary evidence.

Where can I get help with a tenancy dispute? Contact NSW Fair Trading on 13 32 20 or visit nsw.gov.au/fair-trading. For formal dispute resolution, apply to NCAT through ncat.nsw.gov.au. NSW Fair Trading can investigate complaints, issue rectification orders, and take enforcement action against landlords or tenants who breach the Act.

Summary

As a self-managing landlord in NSW, you have clear legal rights — to collect rent, increase rent within the rules, access the property for inspections and repairs, claim from the bond for legitimate costs, respond to pet requests on prescribed grounds, and end the tenancy for genuine reasons. But these rights come with equally clear obligations: proper notice periods, mandatory information statements, prescribed payment methods, and strict limits on when and how you can act.

The 2024–2026 reforms have shifted the balance in several areas — particularly around termination, pets, and rent increases. Understanding these changes is not optional if you’re managing your own property.

For detailed guidance on specific topics, explore our other NSW guides: Lease Agreement NSW, Rental Bond NSW, Eviction Notice NSW, Rent Increase NSW, and the Residential Tenancies Act NSW overview.

Related guides for NSW landlords

If you are building out the full landlord workflow for this state, these guides connect this page to the rest of the tenancy process.

Same-state guides

• NSW lease agreement guide
• NSW rental bond guide
• NSW condition report guide
• NSW eviction notice guide
• NSW rent increase guide

Compare landlord rights guides in other states

• WA landlord rights guide
• QLD landlord rights guide
• VIC landlord rights guide
• SA landlord rights guide

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