Renting in NSW: bond, rent rises and notice periods

Before you sign

Before you sign, the landlord or agent must give you a copy of the proposed agreement, on the standard residential tenancy agreement template, and then the signed copy. They must also give you a condition report (two copies, or one electronic copy), the tenant information statement and, for a strata property, the strata by-laws.

The agreement can be fixed term or periodic (rolling). NSW Fair Trading publishes the standard form, so check that the one you are offered follows it.

What you can be charged

NSW limits what can be asked of you at the start of a tenancy:

• a holding fee of no more than one week’s rent, only after the landlord has approved your application, and it must go toward your rent if you sign;
• a bond of no more than 4 weeks’ rent;
• rent in advance of up to 2 weeks;
• a lease registration fee, only for fixed terms of 3 years or more.

You must not be charged for background checks, showing the property, preparing the agreement, initial keys, or a bond for keeping a pet. These fee limits have applied since 31 October 2024.

The bond

The bond is held by NSW Fair Trading, not by the landlord. Landlords and agents must offer you the option of lodging it yourself through the Fair Trading online bond service; you can ask for the paper form instead. The lodgement deadline for landlords and agents was not stated on the pages read, so ask NSW Fair Trading for the current time limit. Since 10 August 2026 an optional scheme (Smart Rental Bonds) lets you transfer an existing bond to a new rental.

Rent increases

• No increase in the first 12 months of an agreement.
• After any increase, the landlord must wait at least 12 months for the next. This applies to fixed-term and periodic agreements and has applied since 31 October 2024.
• The landlord must give at least 60 days’ written notice, stating the new total rent and the date it starts. Email is acceptable.
• For fixed-term agreements made before 13 December 2024, an increase written into the agreement needed an exact dollar amount, a percentage or a precise calculation method. Wording such as “in line with the market” was not valid.

Ending a tenancy

Since 19 May 2025 a landlord must give a valid reason. The minimum notice, in days, depends on the reason and the agreement (NSW Government table):

Some of these grounds can end a fixed term early and others cannot, and some need supporting documents. The NSW Government notes that these are not all the grounds, and that some require an application to the NSW Civil and Administrative Tribunal (NCAT).

If you are the tenant, you give 21 days to end a periodic agreement for any reason, and 14 days at the end of a fixed term. Other grounds, such as domestic violence or an unusable property, have shorter or immediate periods.

Entry and repairs

Entry is generally not allowed on Sundays, public holidays or outside 8 am to 8 pm. Minimum notice:

• inspection: 7 days’ written notice, up to 4 times in 12 months;
• necessary repairs or maintenance: 2 days;
• valuation: 7 days, once in 12 months;
• showing to prospective buyers: 14 days’ written notice for the first visit, then no more than 2 a week with 48 hours’ notice;
• emergencies and urgent repairs (a burst pipe, a gas leak): no notice.

A rental must meet 7 minimum standards: structurally sound, adequate lighting, adequate ventilation, electricity or gas with enough sockets, adequate plumbing and drainage, hot and cold water, and private bathroom and toilet facilities. They must be maintained throughout the tenancy.

Pets

You need the landlord’s consent to keep a pet (assistance animals excepted), using the pet application form. The landlord has 21 days to reply; silence means approval. A landlord can refuse only on listed grounds, such as an unreasonable number of animals, unsuitable fencing, likely damage above the bond, or a conflict with strata by-laws. If you disagree, you have 28 days to apply to NCAT. Since 2 October 2026 you can apply within 7 days of starting a tenancy and keep the pet while the request is considered.

Which professional to consult

A property manager or real estate agent handles most tenancies day to day. For a dispute, a tenant advocacy service or a community legal centre can explain the published rules, and NSW Fair Trading takes enquiries on 13 32 20 (Monday to Friday, 8:30 am to 5 pm). This guide states the published rules and is not legal advice.