Landlord Guide to Renting in the Australian Capital Territory

All residential tenancies in the ACT must be documented in a written tenancy agreement that includes the standard residential tenancy terms prescribed by the Act. The agreement may be fixed-term or periodic. The landlord must provide the tenant with a copy of the signed agreement and the prescribed information sheet.

• Written tenancy agreements are required and must include the ACT standard residential tenancy terms
• Fixed-term and periodic agreements are both permitted
• Landlord must provide a signed copy and the prescribed tenant information sheet
• Terms that contradict the standard terms or the Act are void and unenforceable

The maximum bond in the ACT is four weeks' rent. The bond must be lodged with the Rental Bonds Office within two weeks of receipt. A detailed condition report must be completed at the start of the tenancy.

• Maximum bond: 4 weeks' rent
• Bond must be lodged with the Rental Bonds Office within 2 weeks of receipt
• A condition report must be completed and signed by both parties at the start of the tenancy
• Bond may cover unpaid rent, damage beyond fair wear and tear, and cleaning costs

ACT landlords must disclose certain information about the property before the tenancy agreement is signed. This includes material facts that could affect the tenant's decision to enter the tenancy.

• Condition report must be completed and signed by both parties
• Disclosure of any known health or safety hazards (e.g., asbestos, loose-fill insulation)
• Disclosure of any unit title by-laws that affect the tenant
• Landlord must disclose if the property is listed on the ACT Loose-Fill Asbestos Insulation Register

Landlords must offer the tenant at least one reasonably available method of paying rent that does not involve a fee. Rent in advance is limited to two weeks. Receipts must be provided for all cash payments.

• At least one fee-free rent payment method must be offered
• Maximum rent in advance: 2 weeks
• Receipts must be provided for cash payments
• Landlord must keep accurate records of all rent received

Landlords must maintain the premises in a reasonable state of repair and in a condition fit for habitation throughout the tenancy. Emergency repairs must be attended to promptly. Non-urgent repairs should be completed within four weeks of notification.

• Landlord must maintain the property in a reasonable state of repair
• Emergency repairs (e.g., gas leak, burst pipes, dangerous electrical fault) must be addressed promptly
• Non-urgent repairs should be completed within 4 weeks of written notification
• If the landlord fails to act, the tenant may apply to ACAT for a repair order

A landlord may enter the property only in circumstances permitted by the Residential Tenancies Act 1997 and must provide the required notice. Entry is limited to reasonable hours.

• Routine inspections: no more than once every 4 weeks, with at least 1 week's notice
• Entry for repairs: at least 1 week's notice (or 24 hours for urgent repairs)
• Entry in an emergency: no notice required
• Entry between 8:00 am and 6:00 pm on weekdays unless the tenant agrees otherwise

Rent may be increased no more than once every 12 months. The landlord must give at least 8 weeks' written notice of the increase. The tenant may apply to ACAT if the increase is considered excessive.

• Maximum one rent increase per 12-month period
• At least 8 weeks' written notice required
• Fixed-term agreements may only allow increases if the method or amount is specified in the agreement
• Tenant may apply to ACAT for a determination on whether the increase is excessive

The notice period required to end a tenancy in the ACT depends on the type of agreement and the reason for termination. The ACT generally requires longer notice periods than many other jurisdictions.

• Landlord ending a periodic tenancy (without grounds): 8 weeks' notice
• Tenant ending a periodic tenancy: 3 weeks' notice
• End of fixed-term tenancy: 8 weeks' notice by the landlord if not renewing
• Non-payment of rent: 2 weeks' notice to remedy

A landlord cannot forcibly remove a tenant without an ACAT order. If the tenant does not vacate after receiving a valid termination notice, the landlord must apply to ACAT for a termination and possession order.

• Self-help evictions (e.g., changing locks, removing belongings) are illegal
• Landlord must apply to ACAT for a termination and possession order
• ACAT may grant immediate termination for serious breaches such as property damage or illegal activity
• A warrant of possession is enforced by the ACT Sheriff

At the end of the tenancy, both parties should complete a final condition report. The landlord or tenant then applies to the Rental Bonds Office for the bond refund. Disputes may be referred to ACAT.

• A final condition report should be completed at end of tenancy
• Bond refund application must be lodged with the Rental Bonds Office
• If both parties agree on deductions, the bond is refunded accordingly
• Disputed claims may be referred to ACAT for determination