Renter's Rights in the ACT: Complete Guide for Canberra Tenants (2026)

The Residential Tenancies Act 1997 (ACT)

The ACT's residential tenancy laws are governed by the Residential Tenancies Act 1997. The ACT has progressively strengthened tenant protections, and as of 2026, it offers some of the strongest renter protections of any Australian jurisdiction.

Key improvements in recent ACT reforms:

• Abolition of "no cause" (no-grounds) evictions in most circumstances
• Increased notice periods for rent increases
• Strengthened pet ownership rights
• Enhanced minimum standards for rental properties

Disputes are resolved through the ACT Civil and Administrative Tribunal (ACAT), which has a dedicated tenancy division.

Lease types

• Fixed term: Defined start and end dates. Landlord can't end except for specific grounds (e.g. serious breach). Tenant may vacate early but may be liable for a break fee.
• Periodic: Ongoing arrangement with no set end date. Periodic tenancies continue after a fixed term unless a new agreement is signed. Both parties can end with appropriate notice, but only on specified grounds.

All ACT tenancy agreements must be in writing. The landlord must use the standard form tenancy agreement and provide a copy to the tenant before or at signing.

Bond rules

• Maximum bond: 4 weeks rent. Landlords can't request more.
• Lodgement: Lodged with the ACT Revenue Office within 14 days. You should receive a receipt.
• Condition report: The landlord must provide an ingoing report before the tenancy begins. Both parties sign and retain a copy. Photograph any existing damage.
• Refund: Refunded if the property is in the same condition as on move-in (allowing fair wear and tear). Disputes go to ACAT.

The ACT Revenue Office holds bonds in trust during the tenancy. The landlord cannot deduct unilaterally, they must apply to ACAT to claim.

Rent increases

• Minimum period: At least 12 months between any two rent increases
• Notice required: At least 8 weeks written notice, one of the longest in Australia
• Fixed term: Rent can't be increased unless the amount or formula is specified in the agreement
• Excessive increases: Apply to ACAT for review; ACAT considers comparable rents in the area

ACT doesn't have formal rent caps, but the combination of the 12-month minimum, 8-week notice, and ACAT review rights provides meaningful protection against rapid or unreasonable increases.

Routine inspections

• Notice required: 2 weeks written notice, significantly longer than most other states
• Maximum frequency: 4 routine inspections per year
• Reasonable time: Not excessively early, late, or on public holidays

If your landlord gives less than 2 weeks notice, you don't have to allow entry for a routine inspection. Document any breach and contact ACAT if the problem persists.

Repairs and maintenance

The landlord must maintain the property in a reasonable state of repair and comply with health, safety, and building standards.

Urgent repairs

Affect essential services or occupant safety; must be addressed immediately. Examples:

• Gas or electrical fault
• Burst water pipe or serious leak
• Failure of hot water, heating, or cooling
• Broken roof or serious storm damage
• Blocked or failed sewerage

Notify the landlord in writing. If they fail to respond within a reasonable time, contact ACAT for an urgent repair order.

Non-urgent repairs

Put your request in writing and allow a reasonable time (generally 14 days). If repairs aren't made, apply to ACAT for a repair order or compensation.

Minimum standards

ACT rentals must meet minimum standards:

• Fixed heating in the main living area
• Window coverings for privacy
• Adequate ventilation
• Smoke alarms (compliant with relevant standards)
• Adequate weatherproofing

If your property doesn't meet minimum standards, contact ACAT for a compliance order.

No-grounds evictions, ACT's strong protections

The ACT has significantly stronger eviction protections than most other states. Landlords generally need grounds to end a tenancy, including for periodic tenancies.

Acceptable grounds for a landlord to end a tenancy:

• The landlord (or their family) genuinely intends to occupy the property
• The landlord intends to demolish or substantially renovate
• The property is being sold and vacant possession is required
• Serious or repeated breach of the agreement by the tenant
• The tenant has caused serious damage or injury

If a landlord gives a "no grounds" notice, the tenant can challenge it at ACAT, and the landlord must establish that a valid ground exists. This is a significant practical protection compared to NSW and WA, where no-grounds evictions on periodic tenancies remain available.

If you receive an eviction notice that appears to be without valid grounds, contact ACAT or the Tenants' Union ACT immediately.

Pets in rental properties

The ACT has pet-friendly tenancy laws making it harder for landlords to refuse pets without good reason.

• Tenants can apply to keep a pet; landlords must have reasonable grounds to refuse. A blanket "no pets" policy isn't sufficient.
• Reasonable grounds: no secure yard, strata bylaws prohibit pets, the specific animal would cause irreparable damage.
• If refused, apply to ACAT to challenge the decision.

Particularly relevant in Canberra where many residents rent long-term.

Ending a tenancy

Notice periods under the ACT Act can be technical and may have been updated. Always verify current requirements at acat.act.gov.au.

Family violence: Tenants experiencing family violence can end a tenancy without standard notice or break fees. Contact the Tenants' Union ACT or 1800RESPECT (1800 737 732) for support.

Resolving disputes, ACAT

ACAT is the primary forum for residential tenancy disputes in the ACT. ACAT handles:

• Bond disputes
• Rent increase challenges
• Repair orders and minimum standards complaints
• Unlawful entry disputes
• Eviction challenges (including no-grounds notices)
• Pet refusal disputes
• Compensation claims

Applications can be lodged online. Designed to be accessible to self-represented parties, legal representation is not required for most matters. The Tenants' Union ACT can assist in preparing your application.

Modest application fee, reduced or waived for concession-card holders. ACAT typically lists residential tenancy disputes within a few weeks.

Resources and contacts

• ACT Civil and Administrative Tribunal (ACAT), tenancy disputes: acat.act.gov.au
• Tenants' Union ACT, free advice and advocacy: tenantsact.org.au
• ACT Revenue Office, bond lodgement: revenue.act.gov.au
• Access Canberra, general ACT government services: accesscanberra.act.gov.au
• Legal Aid ACT, free legal advice: legalaidact.org.au