16 things your landlord can't legally do.

For a routine inspection, the landlord or agent must give at least 7 days written notice and can only inspect up to 4 times per year. For repairs, 2 days notice. They cannot drop in.

Honest exception: Genuine emergencies (fire, serious water leak, safety risk) are different — they can enter without notice for those.

Rent cannot be increased more than once every 12 months. The landlord must give 60 days written notice and the notice must specify the new amount and the date it takes effect.

If the proposed increase is well above market for similar properties in the area, you can apply to NCAT within 30 days to have it set aside or reduced. The Tribunal looks at comparable rentals and the landlord's recent investment in the property.

From 19 May 2025, NSW abolished no-grounds evictions. The landlord must specify a prescribed reason — sale, owner moving in, demolition, significant renovations, no longer used as a rental, key worker housing, end of student accommodation, or tenant breach — and have evidence. They must also provide a Termination Information Statement. A notice without a valid ground or the Information Statement is challengeable.

A landlord who ends a tenancy using sale, owner-moving-in, or demolition cannot re-let the property for 6 months. 'No longer used as a rental' = 12 months. 'Significant renovations' = 4 weeks. Re-letting inside the window without NSW Fair Trading approval is an offence and the landlord faces penalties — strong evidence the eviction ground was non-genuine.

Since 19 May 2025, every termination notice must include the NSW Fair Trading Termination Information Statement (explaining your rights). If it doesn't, the notice is invalid. Landlords must also provide supporting documents where they use sale, renovation, demolition, owner-moving, or no-longer-used-as-rental as the ground.

Only the Sheriff can physically remove a tenant, and only after the landlord has obtained an NCAT termination order and a warrant for possession. A landlord changing the locks themselves is unlawful and can be ordered to compensate the tenant.

Bond is held by NSW Fair Trading, not the agent. At the end of the tenancy, both parties agree on the split or the landlord lodges a claim. If you disagree with their claim, you can dispute it and NCAT decides. The burden of proving deductions is on the landlord.

Paint fades, carpet flattens in walkways, tapware develops mineral build-up. That's wear — it would happen to any property occupied by a reasonable tenant. You pay for damage you caused; you don't pay for normal aging.

Burst pipes, serious roof leaks, gas leaks, broken hot water service, blocked toilets (where there's only one), and any fault that makes the place unsafe — the landlord must arrange these without delay. If you can't reach them, you can authorise repairs yourself up to $1000 and be reimbursed.

For non-urgent repairs the landlord must keep the premises in a reasonable state of repair. If they don't respond, you can apply to NCAT for an order requiring the work and (where appropriate) a rent reduction while the issue persists.

From 31 October 2024, landlords and agents cannot charge prospective tenants any fee for background checks, application processing, or preparing the tenancy agreement. Key money, lease-renewal fees, holding deposits above one week's rent are also prohibited. The bond, rent, and prescribed utility connection charges are the lawful amounts.

From 19 May 2025, landlords must offer rent payment by bank transfer with no extra fees. From 2 March 2026, they must also offer Centrepay (free deduction from Centrelink). You cannot be required to use a specific app or paid service.

The Anti-Discrimination Act 1977 (NSW) and federal anti-discrimination laws apply. A landlord can't refuse you on these grounds. They also can't refuse a guide dog or assistance animal — these are not pets.

Information collected in your tenancy application is protected by the Privacy Act 1988 (Cth) and tenancy database rules. Listing you on a tenancy database (TICA, NTD) is only lawful in specific circumstances and you must be notified first with a chance to respond.

The landlord must not unreasonably interfere with your use and occupation of the premises. Persistent unannounced visits, threats, repeated demands by phone, agents loitering — these can be the basis of an NCAT order for the conduct to stop and for compensation.