Real Estate & Property Law
Landlord & Tenant Disputes — Know Your Rights
Whether you are a landlord with a non-paying or damaging tenant, or a renter facing unlawful entry, an unliveable property, or an unjust bond deduction, a specialist tenancy lawyer can advise on your rights and act quickly through your state's tribunal system.
⚠ Tribunal filing deadlines and notice periods under residential tenancy legislation are strict — delay can cost you your bond or your tenancy — submit your request now.
Does This Sound Like You?
Common situations we help with.
Landlord refusing to return your bond
You have vacated the property, completed the agreed cleaning and repairs, and returned the keys — but the landlord is claiming deductions that are either excessive or completely unsubstantiated. Bond disputes are common and each state has a straightforward tribunal process to recover your bond, but the process has strict timeframes and documentation requirements.
Tenant not paying rent and refusing to vacate
As a landlord, you are owed weeks or months of unpaid rent and the tenant is ignoring notices and refusing to leave. Residential tenancy legislation in each state sets out the exact notice requirements and tribunal process for termination and recovery of possession. Acting incorrectly — even slightly — can reset the clock, so legal advice at the outset is critical.
Property not maintained to a liveable standard
Your landlord is ignoring written requests to repair essential services — heating, hot water, mould remediation, or structural issues — leaving the property in a condition that threatens your health or safety. Residential tenancy legislation imposes a duty on landlords to maintain premises in reasonable repair, and a tribunal can order repairs or rent reductions when this duty is breached.
Tenant causing damage beyond fair wear and tear
A tenant has vacated your property leaving significant damage — broken fixtures, holes in walls, or destroyed flooring — that clearly exceeds ordinary wear and tear. Recovering compensation requires careful documentation, comparison with the ingoing inspection report, and a well-prepared tribunal application. A specialist can help you quantify the claim and present it effectively.
Landlord entering without proper notice
Your landlord is entering the property without adequate notice, at unreasonable times, or more frequently than permitted under your state's residential tenancy legislation. This may constitute unlawful entry, which is a breach of your right to quiet enjoyment. Repeated unauthorised entry can be grounds for a tribunal order and, in serious cases, an urgent restraining application.
End of lease notice period dispute
You have received a notice to vacate that you believe is invalid — the notice period is too short, the stated grounds do not apply, or the landlord has not followed the correct procedure. Each state's residential tenancy legislation sets out precise requirements for valid termination notices, and a defective notice can be challenged at tribunal. Getting legal advice quickly is essential as the deadline may be running.
How It Works
Fast access to a tenancy law specialist
Describe your situation and we will match you with a residential or commercial tenancy lawyer in your state. The initial consultation is free — you will know exactly what your rights are and what the most effective next step is.
Submit Your Tenancy Dispute RequestSubmit your request
Tell us whether you are a landlord or tenant, which state the property is in, and what the dispute is about.
Get matched with a specialist
We connect you with a tenancy lawyer who knows your state's legislation and the applicable tribunal — NCAT, VCAT, QCAT, SAT, or NTCAT.
Understand your rights and act
Your lawyer explains your legal position, advises on the best course of action, and helps you prepare notices, applications, or responses.
24 hrs
Typical time to match your request with a tenancy law specialist in your state
All 8 States
Requests matched to specialist lawyers across every state and territory in Australia
Free
Initial consultation — understand your rights and options before committing to any action
Low-Cost
State tribunal systems are designed for accessible, affordable tenancy dispute resolution
Before You Vacate or File
Practical questions about tenancy disputes.
How does the bond claim process work at each state tribunal? +
Bond claim processes differ by state but follow a similar pattern. In NSW, the landlord must lodge a claim with NSW Fair Trading within a set period, and the tenant can dispute it at NCAT. In Victoria, the bond is held by the Residential Tenancies Bond Authority (RTBA) and either party can apply to VCAT. In Queensland, the Residential Tenancies Authority holds bonds and provides free dispute resolution before QCAT. In each state, the key evidence is the ingoing and outgoing condition reports, photographs, and receipts. Acting quickly after vacating is important as delays weaken your evidentiary position.
What notice to vacate periods apply in each state? +
Notice periods vary significantly by state and grounds. In NSW, a landlord must give 90 days notice to terminate a periodic tenancy without grounds, and 14 days for non-payment of rent after breach. In Victoria, 60 days is required for a no-reason notice on a periodic tenancy. In Queensland, the minimum notice for a periodic tenancy is two months. South Australia, Western Australia, and the Northern Territory have their own regimes. A notice that does not comply precisely with the statutory requirements is invalid and can be challenged at tribunal.
What habitability and repair standards must a landlord maintain? +
All Australian states impose a statutory duty on landlords to provide and maintain rental premises in a condition that is reasonably fit for habitation. This covers structural integrity, essential services (hot water, electricity, gas, plumbing), locks and security, and freedom from significant mould or pests. Victoria introduced minimum rental standards in 2021 covering heating, window coverings, and more. If a landlord fails to carry out urgent or necessary repairs after being notified in writing, tenants in most states can apply to a tribunal for a repair order or a rent reduction.
What are a tenant's rights when the landlord decides to sell the property? +
A sale of the property does not automatically end a tenancy. If you are on a fixed-term lease, the new owner generally takes subject to the lease and must honour it until expiry. On a periodic tenancy, the new owner can terminate but must give the required notice period. Landlords must give reasonable notice of inspections for sale purposes — typically 24 to 48 hours depending on the state — and cannot conduct inspections at unreasonable hours or excessively. You are entitled to refuse entry if proper notice has not been given.
Can I apply to NCAT or VCAT for repairs and compensation without a lawyer? +
Yes — residential tenancy tribunals are designed for self-representation, and many tenants do appear without a lawyer. However, legal representation significantly improves outcomes in complex or high-value disputes, particularly where the landlord is represented, where the compensation sought is substantial, or where the matter involves eviction and recovery of possession. A lawyer can also help you prepare your evidence and ensure you claim every remedy available to you under the legislation.
How are rental bonds held and who protects them? +
Residential tenancy bonds must by law be lodged with a government authority — not kept by the landlord. In NSW this is the NSW Rental Bond Board (administered by NSW Fair Trading), in Victoria the Residential Tenancies Bond Authority (RTBA), in Queensland the Residential Tenancies Authority (RTA), and equivalent bodies in each other state and territory. A landlord who fails to lodge the bond with the relevant authority is in breach of residential tenancy legislation and may be penalised. If your landlord has not lodged your bond, a lawyer can take urgent steps to compel compliance.
Have a question not covered here? Submit your request and a lawyer will be in touch.
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