Residential Tenancies Act VIC — What Every Landlord Needs to Know

If you own a rental property in Victoria, the Residential Tenancies Act 1997 is the single most important piece of legislation you need to understand. It sets out your legal obligations as a rental provider, defines your renters’ rights, prescribes the forms you must use, limits how much bond you can charge, dictates when and how you can increase rent, and determines the grounds on which you can ask a renter to leave.

The Act has been substantially reformed twice — first in 2021, and again in November 2025 — and the rules that apply today are very different from those that applied even a few years ago. If you’re self-managing a rental property in Victoria and you’re still operating on assumptions from the old rules, this guide will bring you up to date.

This page is a hub. It gives you a high-level overview of the Act and how it affects you as a rental provider, with links to our detailed guides on each topic.

If you’re looking for the practical workflow behind the Act, start with our VIC lease agreement guide, VIC rental bond guide, and VIC rent increase guide guides for this state.

What the Residential Tenancies Act Covers

The Residential Tenancies Act 1997 is a large piece of legislation — the current consolidated version runs to over 800 pages. As a rental provider, you don’t need to read all of it. But you do need to understand the parts that directly affect how you manage your property.

The Act is organised into Parts, and the ones most relevant to residential rental providers are:

Part 2 deals with residential rental agreements — the rules for creating, signing, and managing tenancy agreements. This includes the requirement to use a prescribed standard form (Form 1 for agreements of 5 years or less, Form 2 for longer agreements), prohibited and invalid terms, the obligation to provide a copy of the Renters Guide, and condition report requirements.

Part 4 covers rent — how rent must be paid, limits on rent in advance (including the one-month general limit, the two-week limit for weekly rent, and the high-rent exception for invited upfront payments), rent increase rules (frequency, notice periods, and the prescribed Notice of Proposed Rent Increase form), and the process renters can use to challenge an increase they consider excessive. Since the 2025 reforms, it is also an offence to accept unsolicited offers of more than one month’s rent in advance — even if the renter volunteers it.

Part 5 covers the rental provider’s duties — including the duty to maintain the property in good repair, comply with minimum rental standards, ensure smoke alarms are installed and tested annually, and allow the renter quiet enjoyment of the premises.

Part 6 covers the renter’s duties — including paying rent on time, keeping the property reasonably clean, not causing damage, and allowing the rental provider access for inspections and repairs.

Part 7 covers how tenancies end — including notices to vacate (issued by the rental provider), notices of intention to vacate (issued by the renter), the prescribed grounds for each, and the notice periods required.

Part 10 covers bonds — the maximum bond amount, lodgement with the RTBA, bond claims, refunds, disputes, and the upcoming portable bond transfer scheme enacted in 2025.

Part 11 covers the functions of VCAT (the Victorian Civil and Administrative Tribunal), which hears tenancy disputes that cannot be resolved through RDRV.

A Note on Terminology

The 2021 reforms introduced new terminology into the legislation. The Act now uses “rental provider” instead of “landlord” and “renter” instead of “tenant”. Section 3B of the Act provides that references to landlords continue to apply to rental providers, and references to tenants continue to apply to renters — so the old terms are not legally wrong, but the new terms are what you’ll see on all prescribed forms and official guidance.

Throughout our guides, we use both interchangeably. “Landlord” and “rental provider” mean the same thing under the Act. “Tenant” and “renter” mean the same thing.

The Two Major Rounds of Reform

2021 Reforms

The 2021 reforms were introduced through the Residential Tenancies Amendment Act 2018 and commenced in stages through March 2021. They represented the most significant overhaul of Victorian rental law in decades.

The key changes that affect rental providers are:

No-fault evictions abolished. Rental providers can no longer issue a notice to vacate without a prescribed reason. Before the 2021 reforms, a rental provider could end a periodic tenancy with a “no reason” notice. That is no longer possible. You must now rely on one of the specific grounds set out in the Act — such as the property being sold, the rental provider or their family moving in, demolition or renovation, or a breach by the renter. Our Notice to Vacate VIC guide covers every ground and its notice period.

Minimum rental standards introduced. All rental properties must meet 15 categories of minimum standards before being advertised or offered for rent. These cover bathrooms, electrical safety, heating, kitchens, laundry, lighting, locks, mould and damp, structural soundness, toilets, ventilation, vermin-proof bins, windows, window coverings, and window covering anchors. Properties that don’t meet these standards cannot legally be advertised, and it is an offence to do so.

Pet-friendly reforms. Renters can request to keep a pet, and rental providers can only refuse with VCAT approval. If you don’t respond to a pet request within 14 days, consent is automatically deemed to have been given. VCAT can refuse consent on limited grounds — including if the property is unsuitable for the type of pet, or if keeping the pet would breach an owners corporation rule.

Minor modifications framework. Renters can make certain minor modifications to the property without the rental provider’s consent — such as installing picture hooks, securing furniture to walls for child safety, or installing a lock on a letterbox. For other modifications, the renter must seek consent, and the rental provider cannot unreasonably refuse.

Long-term lease provisions. The Act introduced Form 2 for fixed-term agreements of more than 5 years. These agreements have different rules for routine inspections (once every 12 months instead of once every 6 months) and rent adjustments.

Advertising restrictions. Rental providers and agents must not advertise a property at a price different from the price they intend to accept.

November 2025 Reforms

The Consumer and Planning Legislation Amendment (Housing Statement Reform) Act 2025 (No. 6/2025) commenced on 25 November 2025 and introduced a further round of significant changes.

Ban on rental bidding. It is now illegal for rental providers or agents to encourage or accept offers of rent higher than the advertised price. The advertisement must include a single fixed price — price ranges are not permitted.

No-fault evictions banned for fixed-term agreements. The 2021 reforms abolished no-fault evictions for periodic tenancies. The 2025 reforms extended this to fixed-term agreements. When a fixed-term agreement ends, it automatically rolls over to a periodic agreement unless the renter and rental provider agree to a new fixed term, or the rental provider issues a notice to vacate for a valid reason.

Longer notice periods. The notice period for rent increases and most no-fault notices to vacate increased from 60 days to 90 days — including notices for sale, owner occupation, demolition, renovation, and public purposes. Fault-based notices (such as non-payment of rent or successive breaches) retain their shorter notice periods. This applies across all residential tenancies, rooming houses, caravan parks, and residential parks.

Prescribed rental application form. From 31 March 2026, rental providers and agents must use the prescribed standard rental application form. Custom application forms are no longer permitted. You cannot ask applicants for information that is not included in the prescribed form.

Renter information protections. The Act introduced a new definition of “renter’s information” and stricter rules around how rental providers and agents can collect, use, disclose, and store the personal information renters provide in applications.

Mandatory smoke alarm testing. Rental providers must ensure all smoke alarms are correctly installed and in working condition. This is now a specific obligation under the Act, not just a general maintenance duty.

Minimum standards at advertising. Properties must meet the 15 minimum rental standards at the time they are advertised or offered for rent — not just by the time the renter moves in. It is an offence to advertise a property that doesn’t comply.

Strengthened excessive rent review. From 31 March 2026, the Director of Consumer Affairs Victoria and VCAT have additional prescribed matters to consider when determining whether a proposed rent increase is excessive. These include the rate of increase compared to the annual inflation rate (CPI for Melbourne), and relevant similarities and differences between the property and comparable properties used as benchmarks.

Application and rent payment fees banned. From 31 March 2026, third-party businesses — other than rental providers, their agents, or authorised deposit-taking institutions (banks) — cannot charge renters fees for rental applications or rent payments. While rental providers and agents may still use third-party platforms, it is an offence for the businesses running those platforms to charge renters fees.

Upcoming Reforms (Consumer Legislation Amendment Act 2025)

A separate piece of legislation — the Consumer Legislation Amendment Act 2025 (No. 46/2025) — has been passed but its key provisions have not yet fully commenced. The changes to watch for include:

Portable bond transfer scheme. This will allow renters to transfer their bond from one tenancy to another without having to come up with a second bond before their first bond is refunded. When a renter moves from one property to another, the RTBA will transfer the bond directly to the new tenancy. Rental providers will need to understand how incoming bond transfers work and what their rights are if there’s a shortfall between the transferred amount and the new bond required.

Bond claim evidence requirements. Once these provisions commence (no later than 13 October 2026), rental providers will be required to provide renters with bond claim evidence (invoices, receipts, quotes, photographs, or other prescribed evidence) at least 3 days before making a bond claim. The evidence must not conflict with statements in the condition report. Failure to provide evidence when applying to VCAT for a bond order will be an offence carrying penalties of 25 penalty units for individuals and 125 penalty units for bodies corporate.

Minimum energy efficiency standards. New energy efficiency standards for rental properties are being phased in from 1 March 2027, introducing requirements around heating, cooling, hot water systems, showerheads, ceiling insulation, and draught sealing. The enabling legislation is in the Consumer Legislation Amendment Act 2025, and the detailed standards are set out in the Residential Tenancies Amendment (Minimum Energy Efficiency Standards) Regulations 2025, which have already been made. Different standards have different triggers and phase-in dates.

Rental Agreements

Every residential tenancy in Victoria must use the prescribed standard form agreement. For fixed-term or periodic agreements of 5 years or less, this is Form 1 (the standard residential rental agreement). For fixed-term agreements of more than 5 years, the prescribed form is Form 2.

The agreement is divided into parts: Part A contains the variable details specific to your tenancy (names, address, rent amount, bond, lease term). Part B contains the standard terms set by law — you cannot alter, remove, or override these. Part C allows additional terms agreed between the parties, but these must not contradict Part B or breach the unfair contract terms provisions of the Australian Consumer Law and Fair Trading Act 2012. Part D provides a summary of rights and obligations, and Part E contains signature blocks.

At or before the start of the tenancy, you must also provide the renter with a copy of the Renters Guide published by the Director of Consumer Affairs Victoria. This is a legal requirement under Section 66 of the Act.

For a complete walkthrough of the prescribed agreement, see our Lease Agreement VIC guide.

Routine Inspections

As a rental provider, you have the right to inspect your property — but within strict limits. For standard agreements (Form 1), you can conduct a routine inspection no more than once every 6 months. For long-term agreements (Form 2), the limit is once every 12 months. You must give at least 7 days’ written notice before a routine inspection.

The Act also allows entry for other purposes — such as carrying out repairs or a legal duty (at least 24 hours’ notice), showing the property to prospective buyers (at least 48 hours’ notice), or valuations and advertising images (at least 7 days’ notice). If the renter agrees at the time, entry can occur without formal notice.

In all cases, entries must occur between 8am and 6pm on any day other than a public holiday, unless you and the renter agree otherwise.

Bonds

The maximum bond in Victoria is one month’s rent, provided the weekly rent is $900 or less. For properties where the weekly rent exceeds $900, the one-month cap does not apply and the bond amount is negotiable (or can be determined by VCAT). There is no pet bond in Victoria — unlike WA, where a separate pet bond can be charged on top of the security bond.

The bond must be lodged with the Residential Tenancies Bond Authority (RTBA) within 10 business days of receiving it. At the end of the tenancy, bond claims and refunds are processed through the RTBA. If the rental provider and renter agree on how the bond should be divided, a joint claim can be lodged. If they disagree, either party can apply to RDRV or VCAT for a determination.

For full details on bond limits, lodgement, claims, refunds, disputes, and the upcoming portable bond transfer scheme, see our Rental Bond VIC guide.

Rent Increases

In most cases, rent in Victoria cannot be increased more than once every 12 months. The rental provider must give the renter at least 90 days’ written notice using the prescribed Notice of Proposed Rent Increase form. The notice must state the amount of the increase and the method used to calculate it — a vague reference to “market rent” or “CPI” without showing the actual calculation is not sufficient and can render the notice invalid.

For fixed-term agreements of 5 years or less, rent cannot be increased during the fixed term unless the agreement specifically allows it and sets out the method of calculation. For periodic agreements, rent can be increased once every 12 months with 90 days’ notice.

If a renter believes a rent increase is excessive, they can apply to Consumer Affairs Victoria for a free rent assessment within 30 days of receiving the notice. If still dissatisfied after the assessment, they can apply to VCAT for an order declaring the increase excessive.

From 31 March 2026, additional prescribed matters apply when the Director or VCAT assesses whether a rent increase is excessive — including comparing the rate of increase against CPI for Melbourne and considering the similarities and differences between the property and comparable properties.

For a detailed breakdown, see our Rent Increase VIC guide.

Notices to Vacate

Since the 2021 reforms, rental providers cannot issue a notice to vacate without a valid reason. The 2025 reforms extended this to fixed-term agreements — when a fixed-term agreement ends, it automatically becomes periodic unless a new fixed term is agreed or a valid notice to vacate is issued.

The prescribed grounds for a notice to vacate include: non-payment of rent (14 days’ notice), successive breaches of duty (14 days), the property being sold with vacant possession required (90 days from 25 November 2025), the rental provider or their family member intending to occupy the property (90 days), demolition or major renovation (90 days), the property being required for public purposes (90 days), and several others.

Each ground has specific requirements — the wrong form, the wrong notice period, or a failure to meet the conditions for that ground can make the notice invalid. If the renter does not vacate by the notice date, the rental provider must apply to VCAT for a possession order.

For every ground, notice period, and form requirement, see our Notice to Vacate VIC guide.

If a renter wants to end a fixed-term agreement early (rather than the rental provider issuing a notice to vacate), different rules apply — including the renter’s obligations around lost rent, advertising costs, and re-letting fees. For details, see our Break Lease VIC guide.

Minimum Rental Standards

Victoria introduced 15 categories of minimum rental standards in 2021, and they apply to all rental agreements that started on or after 29 March 2021. From 25 November 2025, properties must meet these standards at the time they are advertised — not just by the time the renter moves in. Advertising a property that does not comply is an offence.

The 15 categories are: bathrooms, electrical safety, heating, kitchens, laundry, lighting, locks, mould and damp, structural soundness, toilets, ventilation, vermin-proof bins, windows, window coverings, and window covering anchors.

Some standards were phased in over time. The electrical safety standard (requiring circuit breakers and residual current devices) applied from 29 March 2023. The window coverings standard applied from 29 March 2022. The window covering anchors standard — requiring all corded internal window coverings to have anchors installed to prevent loose loops — applied from 1 December 2025.

Consumer Affairs Victoria publishes a checklist that rental providers can use to verify compliance before advertising a property. If a property does not meet minimum standards, the renter can request urgent repairs, apply for a rent reduction, or in some cases, end the agreement early.

Condition Reports

A condition report must be completed and two copies provided to the renter on or before the day they move in. The renter then has 5 business days to complete their section and return one copy. If the renter does not return it within this period, they are taken to have accepted the report as accurate.

The condition report is critical because it forms the evidentiary basis for any bond claim at the end of the tenancy. Without a properly completed condition report — or with one that conflicts with your bond claim — your ability to recover costs for damage is significantly weakened.

At the end of the tenancy, the rental provider must complete the exit section of the condition report within 10 days of the agreement ending.

For more detail, see our Condition Report VIC guide.

Dispute Resolution: RDRV and VCAT

Victoria has a two-tier dispute resolution system for tenancy matters.

Rental Dispute Resolution Victoria (RDRV) is a specialist service established under the November 2025 reforms. It operates under the VCAT framework and provides free dispute resolution for most common tenancy disputes — including bonds, compensation, excessive rent, and repairs. RDRV uses mediation, conciliation, and early neutral evaluation to resolve issues before they escalate to a formal hearing. For most disputes, RDRV is the first step.

The Victorian Civil and Administrative Tribunal (VCAT) handles disputes that cannot be resolved through RDRV, as well as more complex or contested matters such as possession orders, claims exceeding jurisdictional limits, and appeals. VCAT has broad powers under Part 11 of the Act — it can make compliance orders, compensation orders, bond repayment orders, rent reduction orders, and termination orders.

The key contact details for dispute resolution are: RDRV on 1300 017 378 or rdrv.vic.gov.au, and VCAT on 1300 01 8228 or vcat.vic.gov.au/renting.

Consumer Affairs Victoria

Consumer Affairs Victoria (CAV) is the regulator responsible for administering and enforcing the Residential Tenancies Act 1997. CAV publishes all prescribed forms, the Renters Guide, guidance on rental law changes, and the minimum standards checklist. CAV also operates the free rent assessment service — if a renter complains about an excessive rent increase, CAV investigates and produces a report before the matter can proceed to VCAT.

As a rental provider, CAV is your primary source for forms, compliance information, and updates on law changes. Their renting section is at consumer.vic.gov.au/renting and their general enquiry line is 1300 55 81 81.

Penalties

The Act is backed by significant penalties. Many obligations carry pecuniary penalties listed in Schedule 1A of the Act, and some are criminal offences. Examples include:

Failing to lodge a bond with the RTBA within 10 business days carries a penalty of 25 penalty units. Advertising a property that does not meet minimum rental standards is an offence. Accepting unsolicited offers of rent above the advertised price is an offence. Failing to use the prescribed rental application form (from 31 March 2026) is an offence. Charging prohibited application or rent payment fees carries a penalty of 80 penalty units for individuals and 400 penalty units for bodies corporate.

One penalty unit in Victoria is currently $203.51 (2025–26 value), so penalties in the tens of thousands of dollars are possible for serious or repeated breaches.

What This Means for Self-Managing Landlords

If you use a property manager, they handle most compliance obligations on your behalf — though you remain ultimately responsible as the rental provider. If you self-manage, every obligation falls directly on you.

The practical implications are:

You must use the correct prescribed forms — the Form 1 agreement, the condition report template, the Notice of Proposed Rent Increase, the Notice to Vacate — and the current versions of each. Using outdated forms or generic templates downloaded from the internet puts you at legal risk.

You must meet the 15 minimum rental standards before advertising your property, not just before the renter moves in. You should use the CAV checklist to verify compliance.

You must lodge the bond with the RTBA within 10 business days and follow the correct process for claims at the end of the tenancy. The upcoming bond claim evidence requirements will make it essential to document any damage with photographs, quotes, and invoices before making a claim.

You must give at least 90 days’ notice for rent increases and include a clear calculation method. Vague or insufficiently detailed notices can be challenged and declared invalid.

You cannot issue a notice to vacate without a valid prescribed reason, and each reason has its own notice period and conditions.

You must respond to pet requests within 14 days — silence is deemed consent.

You must provide the Renters Guide to the renter at or before the start of the tenancy.

For the most common landlord workflows in practice, our VIC condition report guide, VIC notice to vacate guide, and VIC break lease guide guides are the next pages to keep close by.

Frequently Asked Questions About the Residential Tenancies Act in Victoria

What is the Residential Tenancies Act 1997? The Residential Tenancies Act 1997 is the primary legislation governing residential tenancies in Victoria. It defines the rights and obligations of rental providers (landlords) and renters (tenants), prescribes the forms that must be used for tenancy agreements, bonds, notices, and condition reports, and provides the framework for dispute resolution through RDRV and VCAT.

What changed in the 2021 Victorian rental reforms? The 2021 reforms abolished no-fault evictions for periodic tenancies, introduced 15 categories of minimum rental standards, gave renters the right to request pets (with refusal only through VCAT), allowed renters to make minor modifications without consent, introduced long-term lease provisions, and changed the legislative terminology from “landlord” and “tenant” to “rental provider” and “renter”.

What changed in the November 2025 Victorian rental reforms? The November 2025 reforms banned rental bidding, extended the no-fault eviction ban to fixed-term agreements, increased notice periods from 60 to 90 days for rent increases and most no-fault notices to vacate, introduced the prescribed standard rental application form (mandatory from 31 March 2026), strengthened renter information protections, required minimum standards to be met at the time of advertising, and established Rental Dispute Resolution Victoria (RDRV) as a new free dispute resolution service.

What is the maximum bond in Victoria? The maximum bond is one month’s rent for properties where the weekly rent is $900 or less. For properties above $900 per week, the cap does not apply and the bond is negotiable. There is no separate pet bond in Victoria. The bond must be lodged with the Residential Tenancies Bond Authority (RTBA) within 10 business days. See our Rental Bond VIC guide for full details.

Can I evict a tenant without a reason in Victoria? No. Since 2021, rental providers must have a valid prescribed reason to issue a notice to vacate. The 2025 reforms extended this to fixed-term agreements — when a fixed term ends, the tenancy automatically becomes periodic unless a new fixed term is agreed or a valid notice to vacate is issued. See our Notice to Vacate VIC guide for all grounds and notice periods.

How often can I increase rent in Victoria? In most cases, rent cannot be increased more than once every 12 months. You must give at least 90 days’ written notice using the prescribed form and include a clear calculation method. See our Rent Increase VIC guide for details.

What are the minimum rental standards in Victoria? There are 15 categories of minimum standards that apply to all rental properties. They cover bathrooms, electrical safety, heating, kitchens, laundry, lighting, locks, mould and damp, structural soundness, toilets, ventilation, vermin-proof bins, windows, window coverings, and window covering anchors. Properties must meet these standards before being advertised.

What is RDRV? Rental Dispute Resolution Victoria is a specialist dispute resolution service that commenced in 2025. It handles most common tenancy disputes — bonds, compensation, excessive rent, and repairs — through mediation and conciliation before matters escalate to a formal VCAT hearing. It is free to use. Contact RDRV on 1300 017 378 or visit rdrv.vic.gov.au.

What form do I use for a tenancy agreement in Victoria? For agreements of 5 years or less, use the prescribed Form 1 (Standard Residential Rental Agreement). For agreements over 5 years, use Form 2. Both are published by Consumer Affairs Victoria and available at consumer.vic.gov.au/renting.

Do I have to accept pets in my rental property? If a renter requests to keep a pet, you must respond within 14 days. You can only refuse with VCAT approval — and VCAT will only approve refusal on limited grounds (such as the property being unsuitable for the type of pet or an owners corporation rule prohibiting pets). If you don’t respond within 14 days, consent is automatically deemed to have been given. Assistance animals cannot be refused — this is protected under anti-discrimination law.

Summary

The Residential Tenancies Act 1997 is the legal foundation for every residential tenancy in Victoria. The 2021 and 2025 reforms have significantly increased the obligations on rental providers — from minimum standards and prescribed forms to longer notice periods, no-fault eviction bans, and rental bidding restrictions.

As a self-managing landlord, staying across these changes is essential. Using the wrong form, missing a notice period, or failing to meet minimum standards can result in invalid notices, unenforceable claims, and financial penalties.

Landlord Wise is built to help manage this complexity — preparing forms from recorded prescribed versions, checking inputs against mapped rules, and keeping you informed when rules change.

Related guides for VIC 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

• VIC lease agreement guide
• VIC rental bond guide
• VIC condition report guide
• VIC notice to vacate guide
• VIC rent increase guide

Compare tenancy law guides in other states

• WA residential tenancies act guide
• NSW residential tenancies act guide
• QLD rental laws guide
• SA residential tenancies act guide
• Tasmania residential tenancy act guide
• ACT residential tenancies act guide