Renting in Australia — overview by state
Rental law is state-based. The bond and notice rules in NSW, VIC, QLD, SA, WA, TAS, ACT and NT — what's been reformed since 2023 and where the bond is actually held.
Published 17 May 2026 · Last reviewed 17 May 2026
Most newcomers rent for at least the first 12 months. The rental market in Australian capitals has been tight since 2022, with low vacancy and rising rents. This guide is the state-by-state map — for the practical process (applications, inspections, paperwork) see finding and inspecting rentals, bond and lease and living in your rental.
Rental law is state-based. The agent showing you the property in Sydney is operating under different rules than the one in Adelaide. We call out the differences explicitly.
Quick comparison — bond and notice
Bond is the deposit a landlord holds as security. Notice is how much warning either side must give to end a periodic (rolling, no-end-date) lease.
| State | Bond limit | Where bond is held | Landlord notice (no fault, periodic) | Tenant notice |
|---|---|---|---|---|
| NSW | 4 weeks' rent | NSW Fair Trading (Rental Bonds Online) | 90 days | 21 days |
| VIC | 1 month's rent (4 weeks-ish) | RTBA (Residential Tenancies Bond Authority) | 90 days (for "no specified reason" — limited grounds now apply) | 28 days |
| QLD | 4 weeks' rent | RTA (Residential Tenancies Authority) | 2 months (limited grounds, no "no fault") | 2 weeks |
| SA | Up to 4 weeks' (or 6 weeks if rent > threshold) | Consumer and Business Services SA | 90 days | 21 days (or 1 rental period) |
| WA | Up to 4 weeks' (higher for some properties) | Bond Administrator (DMIRS) | 60 days | 21 days |
| TAS | 4 weeks' rent | Rental Deposit Authority | 42 days | 14 days |
| ACT | 4 weeks' rent | ACT Office of Rental Bonds | 26 weeks (no-cause), reduced grounds | 3 weeks |
| NT | 4 weeks' rent | Held by landlord/agent (NT is unusual) | 42 days | 14 days |
These figures are as of May 2026. Tenancy law was reformed in NSW, Victoria, Queensland and ACT between 2023 and 2025. Verify on the state link in the sources before relying on the exact number.
State-specific things worth knowing
NSW — Rental Bond Online (RBO)
- Bond is held electronically by NSW Fair Trading via the RBO system at https://www.fairtrading.nsw.gov.au/.
- Note: RBO and RBA are different things. RBO = Rental Bonds Online (NSW). RBA = Reserve Bank of Australia (the central bank). The two get confused.
- Landlord must use RBO if you have a bank account.
Victoria — Rental Tenancies Bond Authority (RTBA)
- Bond held by the state. https://www.consumer.vic.gov.au/
- Major reforms in 2021 and 2024 — landlords can't end a fixed-term lease "no reason" anymore, only for specified grounds.
- Minimum standards (e.g. heating in the main living area, deadlocks on external doors) are enforceable.
Queensland — Residential Tenancies Authority (RTA)
- Bond held by the RTA. https://www.rta.qld.gov.au/
- Reforms in 2024 ended no-grounds evictions.
- Bond can be paid in installments in some cases.
SA — Consumer and Business Services
- Bond held by CBS. https://www.cbs.sa.gov.au/
- Reforms in 2024 brought SA closer to other states.
WA — Bond Administrator (DMIRS)
- Bond held by the WA Bond Administrator. https://www.consumerprotection.wa.gov.au/
- WA has historically been more landlord-favouring than the eastern states.
TAS — Rental Deposit Authority
- Bond held by the state. https://www.cbos.tas.gov.au/
- Smaller market, more informal in regional areas.
ACT — Office of Rental Bonds
- Bond held by ACT government. https://www.act.gov.au/
- ACT tenancy laws are generally tenant-favouring (long notice periods, restricted grounds for no-fault eviction).
NT — Held by landlord/agent
- NT is the only jurisdiction where the bond is sometimes held by the landlord/agent rather than a state authority. There are tighter rules around this but it's worth knowing. https://nt.gov.au/
Who to consult
- For tenancy disputes that the agent won't resolve — your state's tribunal (NCAT, VCAT, QCAT, SACAT, SAT, RMPAT, ACAT, NTCAT). Cheap, accessible, no lawyer required.
- For free tenancy advice — your state's tenants' union or tenancy advice service: Tenants Victoria, Tenants Union NSW, Tenants Queensland, RAQ Tenants Advice, and equivalents.
- For buying — a licensed conveyancer or solicitor (don't skip this), and a mortgage broker if you find banks intimidating.