NSW has introduced major changes to residential tenancy laws that are now in effect, impacting both new and existing tenancy agreements. These reforms affect how landlords can end tenancies, update notice periods, and enforce compliance — making it crucial for property owners to stay informed.
1. Ending Tenancies: Key Changes
A. No More “No-Ground” Terminations
Landlords can no longer end a tenancy at the end of a fixed-term or periodic lease without providing a valid reason. Termination notices must now specify one of the legally prescribed grounds under the Residential Tenancies Amendment Act 2024.
B. Valid Grounds for Ending a Tenancy
Landlords may only end a tenancy for these reasons:
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Breach of lease – such as non-payment of rent or property damage
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Sale of the property – with vacant possession
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Major renovations or demolition – significant works or redevelopment
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Landlord/family occupation – when the landlord or immediate family intends to move in
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End of special housing arrangements – such as affordable or transitional housing programs
C. Updated Notice Periods
Notice periods now depend on lease type and termination reason:
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Sale of property:
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60 days for fixed terms ≤ 6 months
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90 days for fixed terms > 6 months or periodic leases
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Renovation/demolition:
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60 days for short leases
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90 days for longer or ongoing tenancies
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Breach/non-payment of rent:
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14 days in some cases, even during a fixed term
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D. Supporting Documentation Required
Termination notices must include supporting evidence:
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Proof of sale
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Renovation/demolition plans
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Statutory declarations for landlord/family occupation
E. Compliance and Enforcement
Failing to provide a valid reason or proper notice may render a termination notice invalid and expose landlords to penalties.
2. Other Key Legislative Updates
Other updates impacting NSW landlords include:
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Rent increases limited to once per year – from 31 October 2024
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No additional tenancy start-up fees – landlords and agents cannot charge application or lease prep fees
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Free rent payment methods required – from 19 May 2025, tenants must have a cost-free way to pay rent, such as direct bank transfer
3. How Landlords Can Stay Compliant
To ensure your property remains compliant under the new NSW tenancy laws:
Review your termination procedures – confirm all future notices follow valid legal grounds and correct notice periods Keep supporting documentation – proof is essential for sales, renovations, or occupation-related terminations Coordinate with your property manager – update templates and communication processes to align with new legislation
4. Why These Changes Matter
These tenancy reforms are among the most significant in recent NSW rental law history. They provide greater transparency and fairness for landlords and tenants alike, while clearly defining when and how tenancies can be legally ended.
At RE Collective, our property management team is fully across all updates, helping landlords stay compliant and confident with every tenancy.
Contact us today to review your lease documents or termination processes and ensure your investment is protected.
