What changed
For decades, landlords in NSW could end a periodic tenancy with 90 days notice for any reason, or none. From 19 May 2025, that practice is no longer lawful. A termination notice must now specify one of the prescribed grounds, including:
- Sale of the property (with the property listed for sale)
- Owner or family member moving in (with statutory declaration)
- Significant renovation or demolition (with permits)
- Conversion to non-residential use
- Tenant breach (as before)
Why this matters for you
If you have received a "no-grounds" notice on or after 19 May 2025, the notice is likely invalid. You can challenge it at NCAT under s.84 and seek an order that the notice be set aside.
How Renterprise has been updated
- The Eviction Defender now checks notices against the new grounds requirements.
- The Eviction Defence Pack's Notice Validity Report cites the new prescribed grounds.
- The NCAT Termination Application now includes an order seeking declaratory relief based on the new s.84.
If you have a saved Eviction matter that pre-dates 19 May 2025, the matter view will flag it as potentially outdated.
What you should do
- If you received a termination notice on or after 19 May 2025 without a stated ground, run the Eviction Defender again.
- If you have a saved Eviction matter from before this date, regenerate the Pack to get the updated analysis.
- If your landlord cites a reason that isn't on the prescribed list, the notice is invalid.
Source: Residential Tenancies Amendment Act 2024 (NSW), commencing 19 May 2025