Complete Guide to Being a Landlord in Victoria (2026)

Provide the property in a reasonably clean and good state of repair at the start of the tenancy, and ensure it meets the minimum rental standards introduced in 2021.

Maintain the property in good repair throughout the tenancy. Minimum standards cover heating, ventilation, mould and dampness, natural light, privacy, structural soundness, and functioning bathroom and kitchen facilities.

Lodge the tenant's bond with the Residential Tenancies Bond Authority (RTBA) within 10 business days of receiving it. The bond is held by the RTBA — not by the landlord or property manager.

Provide the tenant with a signed copy of the tenancy agreement, a condition report completed at the start of the tenancy, and a copy of the Renting a Home booklet published by Consumer Affairs Victoria.

Respect the tenant's right to quiet enjoyment. You must give proper notice before entering the property for any reason other than a genuine emergency.

Respond to urgent repair requests as soon as possible. Urgent repairs include burst water services, blocked drains, gas leaks, serious roof damage, and any fault that makes the premises unsafe or insecure.

Give at least 60 days written notice before a rent increase takes effect. Rent can only be increased once in any 12-month period for periodic tenancies and fixed-term agreements of two years or more.

Comply with all safety obligations, including annual gas safety checks and working smoke alarms on every level of the property.

Right to a property that meets the minimum rental standards under the Residential Tenancies Act 1997 (VIC) — including adequate heating, ventilation, privacy, and structural soundness.

Right to quiet enjoyment — the landlord must not interfere with the tenant's peaceful occupation of the premises.

Right to receive at least 60 days written notice before a rent increase takes effect, and the increase cannot occur more than once per 12 months.

Right to challenge an excessive rent increase at VCAT within 30 days of receiving the notice.

Right to have their bond lodged with the RTBA and returned at the end of the tenancy (less any agreed deductions) within a reasonable timeframe.

Right to request urgent repairs and have them addressed as soon as possible, or to arrange and recover the cost of urgent repairs themselves if the landlord fails to act.

Right to receive at least 24 hours written notice before a routine inspection, which can only occur between 8am and 6pm on a weekday or between 9am and 6pm on a Saturday.

Right to make certain modifications to the property (e.g., hooks, anchoring furniture, and accessibility modifications) without requiring the landlord's consent under the 2021 reforms.

You may conduct a maximum of 4 routine inspections per year. You must give at least 24 hours written notice before each inspection.

Inspections must be carried out between 8am and 6pm on weekdays, or between 9am and 6pm on Saturdays. You cannot inspect on Sundays or public holidays without the tenant's written agreement.

The first routine inspection cannot take place within the first 3 months of the tenancy. This restriction gives new tenants time to settle in without disruption.

During the inspection, check the property's general condition, note any maintenance issues, and verify safety compliance (e.g., smoke alarm function, heating). Do not go through the tenant's personal belongings or storage areas.

If you use a property manager, they will inspect on your behalf and provide a written report. Review these reports carefully and act promptly on any maintenance issues identified — unresolved issues can become a liability if the tenant suffers loss or injury.

The tenant is entitled to be present during inspections. If they request a specific time within the inspection window, try to accommodate them. A cooperative approach reduces conflict and helps maintain a positive tenancy.

Smoke alarms must be installed on every level of the property and must be in working order. Landlords are responsible for testing and replacing smoke alarms at the start of each tenancy and within 30 days of the end of each tenancy.

Gas appliances and installations must be serviced and checked for safety by a licensed gas fitter at least once every 2 years. You must keep a record of each safety check and provide a copy to the tenant on request.

The property must meet minimum rental standards introduced in 2021, which include: adequate heating in the main living area, functioning deadlocks or other prescribed security devices on external entry doors, adequate ventilation in each room intended for habitation, and a cooktop with at least 2 burners.

Electrical safety is required — all electrical installations and fittings must be maintained in a safe condition. While annual electrical safety checks are not yet mandatory in VIC (unlike gas), landlords are liable if an unsafe electrical installation causes injury or damage.

Swimming pools and spas must comply with the relevant Australian standards for safety barriers. A valid certificate of barrier compliance is required.

Window safety devices are required on buildings of two or more storeys where a child could fall from a window. Devices must prevent the window from opening more than 125mm.

Mould and dampness must be addressed promptly. The 2021 minimum standards require the property to be free of mould caused by building faults.

Keep copies of all tenancy agreements, condition reports (entry and exit), and any signed variations or addendums.

Retain RTBA bond receipts and records of any bond claims, partial refunds, or disputes at the end of each tenancy.

Maintain a log of all gas safety check records and certificates. Under the Residential Tenancies Act, you must give the tenant a copy of the gas safety check record within 7 days of it being completed, and keep a copy yourself.

Keep records of all repair and maintenance requests — date reported, action taken, costs incurred, and any receipts or invoices. This is critical if a bond or compensation dispute goes to VCAT.

Retain copies of all written notices served on the tenant — rent increase notices, entry notices, breach notices, and notices to vacate — along with proof of delivery.

Store all correspondence with the tenant (emails, letters, messages) for the duration of the tenancy and for at least 12 months after it ends. In VCAT proceedings, documented communication history is often decisive.

Standard home insurance does not cover a tenanted investment property. You need a dedicated landlord insurance policy that covers rental default, malicious damage by tenants, public liability, and legal costs for VCAT proceedings.

Landlord insurance in VIC should specifically cover loss of rent if the tenancy is terminated following an insurance event (e.g., fire or flood), as well as rental default if the tenant stops paying.

Building insurance covers the physical structure of the property. If the property is part of an owners corporation (strata), building insurance is usually covered by the owners corporation levies — check your certificate before purchasing a separate policy.

If you lease the property furnished, add contents coverage for landlord-owned furnishings and appliances. Standard landlord policies often exclude contents unless specifically added.

Compare policies for coverage of damage discovered after the tenant vacates — some policies exclude this, which is a significant gap given that exit inspections often reveal damage not noticed during the tenancy.

Consider legal expenses coverage within your landlord policy. VCAT applications and hearings can involve costs for legal representation, even if VCAT itself has low filing fees.

Not meeting the minimum rental standards introduced in 2021. These are legally enforceable and a tenant can apply to VCAT for an order requiring compliance — or to terminate the lease — if the property does not meet them.

Issuing a rent increase notice with less than 60 days notice, or within 12 months of the previous increase. An invalid notice does not take effect, and charging the higher amount anyway is a breach of the Act.

Entering the property without at least 24 hours written notice. Even for minor repairs, you must give proper notice. Repeated unlawful entry can result in VCAT orders and compensation payments.

Failing to lodge the gas safety check record with the tenant within 7 days of the check. This is a specific obligation under the Act — failing to comply is a breach.

Not completing thorough entry and exit condition reports. Without a detailed, dated condition report supported by photographs, your ability to claim against the bond for damage is significantly limited.

Attempting a no-fault eviction without valid grounds. Since 2024 reforms restricted no-fault evictions, you can only end a periodic tenancy for prescribed reasons. Issuing a notice to vacate without valid grounds can be challenged at VCAT.

Ignoring urgent repair requests. If you fail to arrange urgent repairs as soon as possible, the tenant can arrange the repairs themselves and recover costs from you — up to prescribed limits under the Act.

Since 2024, no-fault (no-reason) evictions for periodic tenancies have been significantly restricted in Victoria. You can only end a periodic tenancy for prescribed reasons, such as the property being sold with vacant possession, major renovations requiring vacant possession, or the landlord or a family member moving in.

For fixed-term tenancies, the lease ends on the specified date. If you do not wish to renew, you must give the tenant at least 60 days notice before the end of the fixed term. If neither party gives notice, the tenancy automatically rolls into a periodic agreement.

If the tenant is in breach of the agreement (e.g., rent arrears, causing damage, or using the property for illegal purposes), you can issue a breach of duty notice. If the tenant fails to remedy the breach, you can then apply to VCAT for a possession order.

For rent arrears, you can issue a breach notice once rent is 14 days overdue. If the tenant does not pay within 14 days of the notice, you can apply to VCAT for a possession order.

You cannot change the locks, remove the tenant's belongings, or disconnect services to force the tenant out. Illegal eviction is a serious offence under the Act and can result in significant penalties. The only lawful way to regain possession is through a VCAT order.

If the tenant has abandoned the property, you must follow the statutory process before re-letting or disposing of goods left behind. This involves specific notice periods and procedures under the Act.

In Victoria, the bond is held by the RTBA — not by the landlord or property manager. At the end of the tenancy, either party can apply for the bond to be returned. If both parties agree, the refund is processed promptly.

If you believe the tenant has caused damage beyond fair wear and tear, or owes rent or other amounts, you can lodge a claim for the bond with the RTBA. You must do so within a reasonable time after the tenancy ends.

Fair wear and tear is the gradual deterioration that occurs from normal use — minor scuffs, faded paintwork, and worn flooring in high-traffic areas. Tenant damage includes stains, burns, holes, and breakages caused by misuse or neglect.

The entry and exit condition reports are the most important evidence in any bond dispute. Compare them side by side with dated photographs from both inspections. If the entry report was not thorough or was not signed, your ability to claim for pre-existing issues is significantly weakened.

If the bond claim is disputed, VCAT can hear the matter and make a binding order on how the bond is distributed. VCAT will consider condition reports, photographs, invoices for repairs or cleaning, and any relevant correspondence.

Be proportionate with your claims. Claiming for pre-existing damage, normal wear, or professional cleaning when the property was returned in acceptable condition will likely result in your claim being dismissed — and may affect your credibility in other parts of the dispute.