Renting in New South Wales
Who is who when you rent in New South Wales: the law, the regulator, the tribunal, and what to check at each step of a tenancy.
Last updated 12 Oct 2026. Written by MyRentAll; not reviewed by a lawyer.
Who is who
Residential tenancies in New South Wales are covered by the Residential Tenancies Act 2010 (NSW).
NSW Fair Trading is the government body that gives renters and landlords information about their rights and obligations. Disputes that cannot be sorted out between the two of you can go to NCAT.
NSW Fair Trading publishes the forms, notice periods and current rules for New South Wales. Check them there: they change from time to time, and this guide does not repeat them.
Before you apply
Inspect the home if you can, and read the listing carefully: the rent, the bond, when it is available, and anything said about pets, parking and furnishings.
You can be asked for things that help show you can pay the rent and look after the home, such as identity documents, proof of income and references. Share only what is asked for, and ask why if something seems unrelated to renting the home.
It is against the law in Australia to refuse someone a rental because of protected attributes such as race, sex, disability, age or family status. Equal opportunity and human rights bodies in each state and at the federal level can help if you think this has happened to you.
Signing the lease and paying the bond
Read the whole agreement before you sign, including any extra terms. Keep a copy of everything you sign.
There are rules in New South Wales about how much bond can be asked for and where it is held. NSW Fair Trading explains how bonds are lodged and returned. Keep the receipt or the bond number you are given.
Fill in the condition report at the start with care and take dated photos. It is the record both sides rely on when the tenancy ends.
During the tenancy
Report repairs to the landlord in writing and keep a copy. State law sets out what counts as urgent and what each side must do.
A landlord needs a lawful reason and must give written notice before entering the home, and before increasing the rent. How much notice, and how often, is set by state law.
Keep your rent payments and messages in one place. Records help if there is ever a disagreement.
When the tenancy ends
Either side ending a tenancy must use the right notice for the reason, given the right way. NSW Fair Trading lists the notices and periods for New South Wales.
Leave the home in the condition it was in at the start, apart from fair wear and tear, and compare it with the condition report. Agree on the bond return in writing where you can.
If you cannot agree, NCAT can decide. Tenancy advice services can help renters prepare.
Where to check the rules
NSW Fair Trading (opens in a new tab) has the current forms, notice periods and rules for New South Wales.