Renter's Rights in Victoria: Complete Guide (2026)

Key takeaways

Since March 2021, no-grounds evictions are abolished in Victoria. Landlords need a valid reason to end a tenancy.
Renters can keep pets unless the landlord refuses on reasonable grounds and successfully applies to VCAT within 14 days. No pet bond allowed.
Renters can make minor modifications (picture hooks, securing furniture, garden stakes) without landlord permission. Larger modifications need consent that can't be unreasonably refused.
Maximum bond: 1 month's rent for properties up to $900/week, 2 months for properties above. Lodged with the RTBA within 10 business days.
Rent can only go up once every 12 months with at least 60 days written notice. VCAT can review excessive increases.
Urgent repairs must be addressed within 24 hours. Tenants can arrange repairs up to $2,500 and reclaim cost if landlord doesn't respond.

Not legal advice

This guide is general information only, not legal advice. Laws change. Verify current rules with Consumer Affairs Victoria or Tenants Victoria before taking action.

Victoria leads the way

Since March 2021, no-grounds evictions have been abolished in Victoria. Landlords must have a valid reason to end a tenancy. Victoria also has stronger pet rights and modification rights than most other states.

The Victorian Residential Tenancies Act 1997

The Residential Tenancies Act 1997 (VIC) governs all residential tenancies in Victoria. The Act was significantly reformed in March 2021, introducing some of the strongest renter protections in Australia, including the abolition of no-grounds evictions, expanded modification rights, and new pet ownership rules.

The reforms added over 130 new minimum standards for rental properties. Properties must meet basic standards of habitability: working locks, functional heating, draught sealing, adequate lighting in bathrooms and laundries, and a vermin-proof rubbish bin.

The Act is administered by Consumer Affairs Victoria, with disputes heard by the Victorian Civil and Administrative Tribunal (VCAT).

Bond rules

Maximum bond: 1 month's rent for properties up to $900/week, 2 months' rent for properties above $900/week.
Lodgement: The bond must be lodged with the Residential Tenancies Bond Authority (RTBA) within 10 business days. Check yours at rtba.vic.gov.au.
Claiming the bond: If both parties agree, the bond is refunded at the end of tenancy. Disputes go to VCAT.

Rent increases

Frequency: Once every 12 months, both fixed-term and periodic.
Notice: At least 60 days written notice.
Challenge: Apply to VCAT within 30 days of receiving notice if you believe the increase is excessive.

During a fixed-term tenancy, rent can only be increased if the amount or method of calculation is specified in the agreement.

Repairs and maintenance

Landlords must keep the property in good repair and compliant with health and safety laws.

Urgent repairs

Must be attended to within 24 hours of being reported. These include burst pipes, gas leaks, dangerous electrical faults, serious flooding, failure of cooling/heating in extreme weather, and blocked sewers.

If the landlord fails to respond, tenants may arrange repairs up to $2,500 (raised under the 2021 reforms) and reclaim the cost.

Non-urgent repairs

Must be completed within 14 days of written notice. Always document repair requests in writing and keep records of the landlord's response.

Landlord entry rights

Routine inspections: Maximum 4 per year, at least 24 hours notice (no more than 14 days in advance)
General entry: At least 24 hours notice for most types of entry
Emergency: No notice required in genuine emergencies

Entry must be between 8am and 6pm weekdays, or 9am and 6pm Saturdays. Not permitted on Sundays or public holidays without consent.

Modifications to the property

One of the most significant areas where VIC differs from other states. Since the 2021 reforms, renters can make minor modifications without landlord permission.

Hanging pictures with nails or hooks
Installing curtain rods or blinds
Securing furniture to walls for safety
Installing picture hooks, garden stakes, or doormats

For larger modifications (installing a dishwasher, air conditioning, structural changes), the landlord's consent is required, but consent cannot be unreasonably refused. When vacating, the tenant typically restores the property to original condition (or the landlord may agree to leave modifications in place).

Pet ownership

Victoria has some of the most progressive pet rules in Australia:

Renters can keep pets, landlords can't simply refuse without reason
Landlords may only refuse on reasonable grounds as defined in the Act (property unsuitable for the pet, council rules)
If refused, the landlord must apply to VCAT within 14 days with their reasons; tenants can challenge the refusal

Landlords cannot charge a "pet bond" in Victoria. Tenants remain responsible for any damage caused by their pet.

Ending a tenancy

The major 2021 reform: landlords must now have a valid reason to end a tenancy, no-grounds notices are no longer permitted.

Property sold, buyer requires vacant possession, 60 days notice
Major renovations or demolition, 60 days notice
Owner or immediate family moving in, 60 days notice
Significant breach of duties by the renter, VCAT order required

Situation	Tenant notice	Landlord notice
End of fixed term	28 days	Must have valid reason
Periodic, sold (vacant possession)	N/A	60 days
Periodic, major renovations	N/A	60 days

No-grounds evictions, abolished in VIC

Since March 2021, it's illegal for a Victorian landlord to issue a no-grounds notice to vacate. Landlords cannot end your tenancy simply because they want to, without a legally valid reason.

No-grounds evictions allowed in Victoria since March 2021.

NSW still permits them on periodic tenancies

If you receive a notice that doesn't cite a valid reason, or you believe the stated reason isn't genuine (e.g. owner claims to move in, then re-lists the property), you can challenge it at VCAT. This protection applies to both fixed-term and periodic tenancies.

Resolving disputes, VCAT

VCAT handles tenancy disputes in Victoria. Applications can be made online and hearings are generally held within a few weeks for urgent matters.

Bond disputes
Repair orders
Challenging rent increases
Challenging notices to vacate
Pet permission disputes

Consumer Affairs Victoria also provides free dispute resolution services before going to VCAT.

Resources and contacts

Consumer Affairs Victoria: consumer.vic.gov.au/renting
Tenants Victoria, free advice and advocacy: tenantsvic.org.au
RTBA, check your bond: rtba.vic.gov.au
VCAT, lodging a dispute: vcat.vic.gov.au

Common questions

Can my landlord end my tenancy without a reason in Victoria?

No. Since March 2021, no-grounds notices to vacate are illegal in Victoria. Landlords must cite a legally valid reason, e.g. the property is sold and requires vacant possession, the owner is moving in, or major renovations are planned. If you suspect the stated reason isn't genuine (e.g. owner claims to move in then re-lists the property), you can challenge at VCAT.

Can my landlord refuse to let me have a pet?

Only on reasonable grounds, and they must apply to VCAT within 14 days to formalise the refusal. Reasonable grounds include the property being unsuitable for the pet's size or council rules being breached. Landlords cannot charge a 'pet bond' in Victoria. Tenants remain responsible for any damage caused by their pet.

What modifications can I make without asking the landlord?

Minor modifications since the 2021 reforms: hanging pictures with nails or hooks, installing curtain rods or blinds, securing furniture for safety, picture hooks, garden stakes, doormats. Larger changes (dishwasher, AC install, structural changes) need consent, which can't be unreasonably refused. You may need to restore the original condition when vacating.

How fast must urgent repairs be done in Victoria?

Within 24 hours of being reported. Urgent repairs include burst pipes, gas leaks, dangerous electrical faults, serious flooding, failure of cooling/heating in extreme weather, and blocked sewers. If the landlord fails to respond, you can arrange repairs up to $2,500 (raised under the 2021 reforms) and reclaim the cost.

How big a bond can the landlord demand?

1 month's rent for properties up to $900/week. 2 months' rent for properties above $900/week. Lodged with the Residential Tenancies Bond Authority (RTBA) within 10 business days. You can check your bond at rtba.vic.gov.au.

What happens to a fixed-term lease at the end of the term?

If you stay without signing a new lease, it automatically becomes periodic on the same terms. Unlike NSW, the landlord can't issue a no-grounds notice on a periodic tenancy in Victoria; they still need a valid reason and the appropriate notice period (typically 60 days).