NSW rental law changes: what was allowed before, and what landlords must do now
NSW rental laws have changed more in the past two years than in the previous decade. The biggest shift came on 19 May 2025, when landlords lost the right to end a lease without a reason. New rules on pets, bonds, rent payments and advertising photos have followed, the latest on 2 October 2026.
The table below shows each change side by side, so you can see exactly what is different from when you last signed a lease.
Before vs now: the key changes
| What changed | Before | Now | Since |
|---|---|---|---|
| End a lease without giving a reason | Yes | No. A valid reason and supporting evidence are required | 19 May 2025 |
| Notice to end at the end of a fixed term | 30 days | 60 days (lease of 6 months or less) / 90 days (more than 6 months) | 19 May 2025 |
| Notice to end a periodic lease | 90 days, no reason needed | 90 days, with a valid reason | 19 May 2025 |
| Re-let soon after ending a lease to sell or move in | Yes | No. Can't re-let for 6 months (4 weeks after renovations, 12 months after a change of use) | 19 May 2025 |
| Refuse a pet without a listed reason | Yes | No. Only on listed grounds, such as unsuitable fencing or likely damage above the bond | 19 May 2025 |
| Time to answer a pet request | No deadline | 21 days, or the pet is automatically approved | 19 May 2025 |
| Write "no pets" in an ad | Yes | No | 19 May 2025 |
| Ask for a pet bond or higher rent for a pet | — | No | 19 May 2025 |
| Tenant moves in with a pet before approval | No | Yes, if they apply within 7 days of signing; the pet can stay 21 days after a refusal | 2 October 2026 |
| Increase rent more than once a year | Yes, on fixed-term leases under 2 years | No. Once every 12 months on all leases | 31 October 2024 |
| Charge applicants for background checks | Yes | No | 31 October 2024 |
| Require tenants to use a particular rent payment app | Yes | No. Must offer fee-free bank transfer, and Centrepay from 2 March 2026 | 19 May 2025 |
| Tenant pays a new bond in full before the old one is refunded | Yes | Optional. Smart Rental Bonds let tenants transfer a bond between NSW rentals | 10 August 2026 |
| Notice before taking advertising photos or video of an occupied home | No set period | 7 days; written consent if the tenant's belongings are visible, and no reply within 7 days means no consent | 21 September 2026 |
| Tenant affected by domestic abuse ends a lease early | Break fee and notice applied | Immediately, no break fee; landlord must notify remaining co-tenants within 7 days | 21 September 2026 |
What this means for you as a landlord
Planning to sell or move back in?
You now need 60 to 90 days' notice, a valid reason and documents such as a draft sale contract or a signed statement. If the sale falls through, you can't simply re-let the property for 6 months. Plan the timing before you list.
Received a pet request?
Reply in writing within 21 days. If you miss the deadline, the pet is approved with no conditions, so you lose the chance to require something like a professional carpet clean at the end of the lease.
Thinking about a rent increase?
Check when the last increase was. Even on a short fixed-term lease, rent can now only go up once every 12 months, and not in the first year.
Advertising while a tenant is still in?
Book photos at least 7 days ahead and get written consent if their belongings will show. A tenant's silence now counts as a no.
Using old lease templates?
The standard tenancy agreement and several forms were updated in 2026. Old templates may contain terms that no longer apply.
Coming next: rental privacy rules in 2027
In September 2026 NSW Parliament passed new rental privacy laws, expected to start in early 2027. They will introduce a standard rental application form, limit what information can be asked of applicants, and require ads to disclose photos that are digitally altered to hide faults.
Is your lease up to date?
Keeping up with these rules is now a core part of managing a rental. At Golden View Property we update our leases, notices and processes as each change starts, keep the evidence the law requires, and explain what each change means for your property in plain English or Chinese.
Areas we manage:GosfordWoy WoySydney CBDMarrickvilleWolli CreekAll regions
Sources: NSW Fair Trading: changes to rental laws; Minimum notice periods; Landlord ending a tenancy; Keeping a pet in a rental property; Tenants' Union of NSW. This guide is general information, not legal advice.