Are you planning to let out a home or unit in Australia? Here’s what you need to know to stay compliant in 2025 – from tenancy types and bond limits to rent increases and inspections.
If you’re an Australian citizen or permanent resident with a place to let, the rental rules are broadly similar across the country – but the details do vary by state and territory. Below, we’ll walk you through who can rent out a property, how leases work, bond limits and lodgement, how often you can raise the rent and the practical steps to stay compliant.
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Who can rent out a home or unit?
If you own property in Australia, you can usually rent it out without restriction. Citizens and permanent residents are free to buy either new or established dwellings and lease them to tenants. Foreign buyers, however, face stricter rules. From 1st April 2025 to 31st March 2027 non-residents are banned from buying established dwellings (with limited exceptions), and foreign owners are taxed on Australian-sourced rental income according to non-resident rates.
If you co-own a property, the rental income is usually divided in line with each owner’s legal share. For example, if you own 30% and your co-owner holds 70%, you’ll receive that proportion of the rent. The ATO’s Rental properties 2025 guide also explains record-keeping, allowable expenses and how to report your share.
Tenancy types and the agreement you’ll use
In Australia there are two main types of tenancy: fixed-term (commonly six or 12 months) and periodic (rolling). Your residential tenancy agreement should specify the property address, term, rent, payment frequency, any bond (security deposit) and key conditions like sub-letting and repair responsibilities. Some jurisdictions mandate or prescribe standard forms – for example, Western Australia’s Form 1AA is the approved agreement, NSW provides a standard residential tenancy agreement template and in Victoria you can base your agreement on the government’s sample form.
Always give tenants the official information sheet required in your state or territory – such as NSW’s Tenant Information Statement – so they understand their rights from day one.
Rental bonds in 2025 – how much, and where they go
A bond protects you against damage or unpaid rent. Maximum bond amounts and lodgement rules are set locally and have been updated in several places in recent years. Western Australia, for example, caps most bonds at four weeks’ rent (unless the rent exceeds $1,200 per week) and requires lodgement with the Bond Administrator within 14 days.
New South Wales
New South Wales (NSW) uses Rental Bonds Online and the typical maximum is four weeks’ rent.
Victoria
Victoria generally limits the bond to one month’s rent when the weekly rent is $900 or less (higher bonds are possible above that threshold). Bonds must be lodged with the Residential Tenancies Bond Authority (RTBA).
Queensland
Queensland requires bond lodgement with the RTA within 10 days and again, the maximum is normally four weeks’ rent.
Western Australia
In Western Australia, most rental bonds are capped at four weeks’ rent, although landlords can request up to six weeks’ rent if the weekly rent exceeds $1,200. Once received, the bond must be lodged with the Bond Administration within 14 days.
South Australia
South Australia lodges bonds with Consumer and Business Services (RBO). Landlords must lodge within two weeks, while registered agents have four weeks. The maximum bond for residential tenancy agreements is four weeks rent if weekly rent is $800 or less or six weeks rent if weekly rent is more than $800.
Tasmania
In Tasmania, the bond can’t be more than four weeks’ rent and must be lodged with the Rental Deposit Authority (RDA) within 10 working days.
Australian Capital Territory
In the Australian Capital Territory (ACT), the maximum rental bond a landlord can request is up to four weeks’ rent. Bonds must be lodged with the ACT Revenue Office’s Rental Bonds Office. Landlords (lessors) have two weeks to lodge the bond after receiving it, while agents have up to four weeks.
Northern Territory
It’s slightly different in the Northern Territory. Landlords can request up to four weeks’ rent as a bond, but unlike other jurisdictions, they hold the bond in trust themselves rather than lodging it with a central authority.
How often can you increase the rent?
Most jurisdictions now limit rent increases to once every 12 months for both fixed-term and periodic tenancies, with set notice periods:
- New South Wales – once every 12 months, with at least 60 days’ written notice (rules were tightened for agreements starting on or after 13th December 2024).
- Victoria – in most cases, no more than once every 12 months, with at least 60 days’ notice.
- Queensland – once every 12 months, based on the property rather than the tenancy, with at least two months’ notice.
- Western Australia – once every 12 months, with at least 60 days’ written notice.
- South Australia – limit of one increase every 12 months, with 60 days’ notice.
- Tasmania – once every 12 months, with at least 60 days’ notice, but only where there is no written lease or the lease allows for rent increases.
- Australian Capital Territory – once every 12 months, with at least eight weeks’ notice.
- Northern Territory – once every six months, with at least 30 days’ written notice.
Before a tenant moves in – inspections and records
You and your tenant should complete an entry condition report together, with photos and clear notes, and exchange signed copies.
Every state has its own forms and deadlines, so stay organised. Keep copies of rent and bond receipts – in some places, the law even sets out what information they must show and when they need to be issued.
Ending a tenancy the right way
Ending a fixed-term early generally requires mutual agreement unless there’s a serious breach.
For periodic agreements, statutory notice periods apply and vary by jurisdiction, so always use the prescribed forms and serve notices correctly (for example, in writing, with proof of delivery).
Maintenance and repairs – who pays for what?
Landlords must keep the premises in reasonable repair and attend to urgent repairs promptly, while tenants are liable for damage they (or their guests) cause.
Bond claims for damage or cleaning must be supported with evidence.
State and territory comparison table (2025)
| State / territory | Max bond | Lodgement & who holds it | Rent increase rule (frequency & notice) |
|---|---|---|---|
| NSW | Up to four weeks’ rent | Rental Bonds Online | Once every 12 months; 60 days’ notice |
| VIC | Up to one month’s rent if less than $900/week; higher if above | RTBA holds the bond | Once every 12 months; 60 days’ notice |
| QLD | Generally, up to four weeks’ rent | Lodge with RTA within 10 days | Once every 12 months (premises-based); two months’ notice |
| WA | Up to four weeks (six weeks if rent is more than $1,200/week) | Lodge with Bond Administration within 14 days | Once every 12 months; 60 days’ notice |
| SA | Up to four weeks if rent ≤ $800/week; up to six weeks above | Lodge with CBS (RBO) – two weeks (landlords) / four weeks (agents) | Once every 12 months; 60 days’ notice |
| TAS | Up to four weeks’ rent | Lodge with Rental Deposit Authority within 10 working days | Once every 12 months; 60 days’ notice |
| ACT | Up to four weeks’ rent | Lodge with ACT Revenue Office’s Rental Bonds Office – two weeks (lessors) / four weeks (agents) | Once every 12 months; eight weeks’ notice |
| NT | Up to four weeks’ rent | Held in trust by landlord | Once every six months; 30 days’ notice |
4 practical tips to save you headaches
A few straightforward steps can make renting out your property far easier to manage. Keep these essentials in mind to stay compliant and avoid unnecessary disputes:
- Put everything in writing: use the prescribed lease, provide the required information statements and document handover with photos.
- Bond housekeeping: issue a receipt where required, lodge on time with the correct authority and keep proof.
- Rent reviews: diary the last increase date to avoid breaching the 12-month rules that now apply across most of Australia.
- Know your tax position: keep records of rental income and expenses and report your share correctly if the property is co-owned.
