Whether you are a landlord, property manager, or tenant, understanding your rights and obligations under a residential tenancy agreement is essential. This guide covers every Australian state.
A residential tenancy agreement is a legally binding contract between a landlord (or their agent) and a tenant. It sets out the terms and conditions of the rental arrangement, including the rent amount, bond, lease duration, and the rights and responsibilities of both parties.
In Australia, each state and territory has its own residential tenancy legislation. While the core principles are similar, the specific forms, notice periods, and rules vary. Using the correct form for your state is not optional -- it is a legal requirement.
Set period (e.g., 6 or 12 months) with a defined end date.
Rolls week-to-week or month-to-month with no set end date.
For rooms in shared housing, with different rules in most states.
| State | Form | Max Bond | Rent Increase Notice |
|---|---|---|---|
NSW | Prescribed standard form | 4 weeks rent | 60 days (periodic) |
VIC | Prescribed standard form | 4 weeks rent (threshold applies) | 60 days (periodic) |
QLD | Form 18a (General Tenancy Agreement) | 4 weeks rent | 2 months (periodic) |
WA | Prescribed form | 4 weeks (unfurnished) / 6 weeks (furnished) | 60 days (periodic) |
SA | Prescribed form | 4 weeks rent (6 weeks if >$250/wk) | 60 days (periodic) |
TAS | Prescribed form | 4 weeks rent | 60 days (periodic) |
ACT and NT also have prescribed forms and specific bond/notice requirements. Always check your state or territory's tenancy authority for the latest rules.
Full legal names of the landlord (or agent) and all tenants listed on the lease.
The full address of the rental property, including unit or lot number.
How much rent is payable and how often (weekly, fortnightly, or monthly).
The security deposit held by the relevant state bond authority.
Start date, end date (if fixed term), and whether it converts to periodic.
A detailed record of the property's condition at the start and end of the tenancy.
Who is responsible for what -- urgent repairs, routine maintenance, gardens.
Pet clauses, parking, modifications, break lease fees, and other negotiated terms.
Bond is a security deposit paid by the tenant at the start of the tenancy. It must be lodged with the relevant state bond authority -- landlords cannot hold bond money themselves.
At the end of the tenancy, bond is refunded (in full or in part) depending on the condition of the property compared to the original condition report.
Disputes over bond are resolved through state tribunals (e.g., NCAT in NSW, VCAT in VIC).
For fixed-term agreements, rent can only be increased if the agreement explicitly allows it and the increase was specified or the method of calculation was agreed.
For periodic agreements, landlords must provide written notice (typically 60 days) and increases are generally limited to once every 12 months.
Tenants can challenge excessive increases through state tribunals.
By the tenant: Give written notice as required by state law (typically 14-28 days for periodic, or at the end of a fixed term).
By the landlord: Must have valid grounds (e.g., property sale, owner moving in, breach) and provide the required notice period.
Breaking a lease: Early termination of a fixed-term lease may incur break fees. These are capped in some states (e.g., NSW caps break fees based on how much of the lease remains).
SignAndGo makes it easy for property managers and landlords to send tenancy agreements for electronic signature -- legally binding and with a full audit trail.
Upload your tenancy agreement PDF and our AI detects signature fields automatically.
Add the landlord, tenants, and guarantors. Each receives a unique signing link.
All signatures, timestamps, and IP addresses recorded. Data stays in Sydney.
Yes. Under the Electronic Transactions Act 1999 (Cth) and equivalent state legislation, electronic signatures on tenancy agreements are legally valid in all Australian states and territories.
Bond amounts vary by state. In NSW and QLD, the maximum is 4 weeks rent. In VIC, it's also 4 weeks rent for properties under a certain threshold. In WA, it's 4 weeks rent for unfurnished and 6 weeks for furnished properties.
For fixed-term leases, rent can only be increased if the agreement specifically allows it. For periodic agreements, landlords must give at least 60 days notice in most states, and increases are generally limited to once every 12 months.
Key inclusions are: names of all parties, property address, rent amount and payment frequency, bond amount, lease start and end dates, condition report reference, and any special conditions. State-specific prescribed forms may also be required.