Australians across the country are feeling the squeeze of rising rental costs. In 2024, capital city rents jumped by an average of 8.5%, leaving many tenants wondering: how much can my landlord legally increase my rent in 2025?
Understanding rent increase rules in Australia for 2025 isn’t just helpful—it’s essential for protecting your rights as a tenant or staying compliant as a landlord. Each state and territory has different regulations governing how often rent can rise, how much notice landlords must provide, and what tenants can do if increases seem unfair.
This comprehensive guide breaks down the rent increase rules state by state, explains your rights and obligations, and provides practical steps for both tenants and landlords navigating Australia’s rental market in 2025.
Understanding Rent Increase Rules in Australia (2025)
Australia doesn’t have a national rent control system. Instead, rental regulations fall under state and territory jurisdiction, meaning rules vary significantly depending on where you live.
No Australian state currently caps the dollar amount or percentage a landlord can increase rent. However, all jurisdictions regulate when and how increases can occur. These regulations typically specify minimum notice periods, maximum frequency of increases, and procedures for challenging unreasonable rent hikes.
The rental affordability crisis continues to dominate headlines in 2025. According to the Australian Bureau of Statistics, median rents in Sydney reached $650 per week in late 2024, while Melbourne hit $550. Brisbane saw some of the sharpest increases, with median rents climbing 12% year-on-year. These market pressures make understanding your legal protections more critical than ever.
The Consumer Price Index (CPI) rose 4.1% in 2024, yet many rental properties experienced increases well above inflation rates. This gap between general inflation and rental costs has sparked debate about stronger tenant protections, though no state has implemented strict rent caps as of 2025.
Understanding your state’s specific regulations helps you plan financially and know when to seek advice. Whether you’re a tenant checking if your landlord followed proper procedures or a property owner ensuring compliance, the following sections detail exactly what applies in your location.
How Often Can Rent Be Increased?
Rent increase frequency depends on your tenancy type and state regulations. Most Australian jurisdictions limit increases to once every 12 months for the same tenant, though Western Australia allows increases every six months.
For fixed-term leases, landlords typically cannot increase rent during the agreed lease period unless a specific rent review clause exists in the tenancy agreement. When the fixed term ends and the lease converts to periodic (month-to-month), standard increase rules apply.
For periodic leases, landlords can increase rent according to state-specific frequency limits, provided they give proper written notice. The notice period typically ranges from 30 to 60 days, depending on your state.
All rent increases must be delivered in writing. Verbal notifications don’t meet legal requirements. The written notice must specify the new rent amount, the date it takes effect, and comply with your state’s minimum timeframe.
Typical Notice Periods and Frequency Limits
In New South Wales, landlords must wait at least 12 months between rent increases for the same tenant and provide 60 days’ written notice. This means if your rent increased on 1 March 2024, the earliest your landlord can implement another increase is 1 March 2025, with notice provided by 31 December 2024.
Victoria enforces similar protections: rent can only increase once every 12 months, with 60 days’ written notice required. Victorian tenants benefit from additional oversight, as the Victorian Civil and Administrative Tribunal (VCAT) can review increases deemed excessive compared to market rates.
Queensland’s Residential Tenancies Authority (RTA) also mandates once-yearly increases with 60 days’ notice. Importantly, this rule applies even when a fixed-term lease ends and a new one begins—landlords cannot circumvent the 12-month rule by offering a new lease agreement.
The frequency restrictions protect tenants from constant rent adjustments that make budgeting impossible. However, they don’t prevent substantial increases when they do occur, which is why understanding your right to challenge excessive increases matters.
State-by-State Breakdown of Rent Increase Laws (2025)
Australia’s rental landscape varies dramatically by location. Here’s what you need to know for each state and territory in 2025.
New South Wales (NSW)
NSW Fair Trading regulates rental increases across Australia’s most populous state. Landlords can only increase rent once every 12 months for periodic agreements and must provide 60 days’ written notice before the increase takes effect.
For fixed-term leases, rent cannot increase during the agreed period unless the tenancy agreement includes a specific clause allowing it. Even with such a clause, the 60-day notice requirement applies.
Sydney experienced average rent increases of 8.5% in 2024, pushing median weekly rents for a two-bedroom unit to approximately $650. While no cap exists on increase amounts, NSW Civil and Administrative Tribunal (NCAT) can review increases tenants believe are excessive compared to similar properties.
Tenants facing hardship should document market comparisons before challenging an increase. NCAT considers comparable properties, recent market movements, and property improvements when assessing fairness.
Victoria (VIC)
Victorian rental laws underwent significant reforms in recent years, strengthening tenant protections. Rent can’t be raised more than once every 12 months, and landlords must provide written notice at least 60 days before the increase.
The Victorian Civil and Administrative Tribunal (VCAT) offers a review pathway for tenants who believe an increase is excessive. VCAT compares the proposed rent against similar properties in the same area, considering factors like property condition, inclusions (parking, appliances), and recent market trends.
Melbourne’s rental market saw median rents reach $550 per week for two-bedroom units in late 2024. Consumer Affairs Victoria provides online resources helping tenants research comparable rents in their suburbs, strengthening their position if challenging an increase.
Victorian landlords should ensure increases align with market rates before issuing notices. VCAT orders reducing excessive increases have become more common, and landlords who lose reviews may face negative impacts on future tribunal matters.
Queensland (QLD)
Queensland’s Residential Tenancies Authority (RTA) enforces clear rent increase rules. Landlords can only increase rent once every 12 months, even when a fixed-term lease ends and a new agreement begins.
This provision specifically addresses a loophole some landlords previously exploited—ending a lease and offering a new one with higher rent to circumvent the 12-month rule. As of 2025, the clock continues running between successive agreements with the same tenant.
Brisbane and regional Queensland saw some of Australia’s sharpest rent increases in 2024, with some areas experiencing 12-15% rises. The RTA offers dispute resolution services for tenants believing increases are excessive, though Queensland has no statutory definition of “excessive” rent.
Landlords must provide 60 days’ written notice before periodic agreement rent increases. For fixed-term agreements, increases can only occur if specified in the tenancy agreement and must still follow the once-every-12-months rule.
Western Australia (WA)
Western Australia differs significantly from eastern states—rent can increase once every six months rather than 12, though landlords must still provide 60 days’ written notice in writing.
This shorter timeframe means WA tenants potentially face more frequent adjustments. However, Consumer Protection WA notes that the six-month rule doesn’t mean landlords should automatically increase rent twice yearly. Market conditions and property maintenance should justify any increase.
Perth’s rental market stabilised somewhat in 2024 after years of tight vacancy rates, with median two-bedroom rents around $520 per week. The shorter increase interval gives landlords more flexibility to respond to market changes but requires careful documentation to avoid tenant disputes.
For fixed-term agreements, rent increases during the lease period are only permitted if explicitly stated in the tenancy agreement. Even then, the six-month minimum interval and 60-day notice requirements apply.
South Australia (SA)
South Australian tenancy law limits rent increases to once every 12 months and requires 60 days’ written notice. These rules apply to both periodic and fixed-term agreements (if a rent review clause exists).
The South Australian Civil and Administrative Tribunal (SACAT) can review increases tenants consider excessive. Adelaide’s median rent for two-bedroom units reached approximately $480 per week in 2024, representing increases of 6-8% in many suburbs.
SA law includes exemptions for substantially renovated or improved premises. If a landlord completes significant upgrades—such as adding air conditioning, renovating bathrooms, or other major improvements—they may increase rent beyond typical market rates, provided they give proper notice and can justify the increase based on added value.
Tasmania (TAS)
Tasmania enforces the once-every-12-months rule with 60-day written notice requirements. The Residential Tenancy Commissioner oversees disputes, and the Residential Tenancy Tribunal (RTT) can assess whether increases are excessive.
Hobart experienced dramatic rental market tightening in recent years, with 2024 seeing median rents around $500 per week for two-bedroom properties. The state’s small rental pool means landlords often can command market rates, but the tribunal provides recourse for tenants facing unreasonable increases.
Tasmanian tenants should monitor rent comparison websites like Domain and realestate.com.au to build evidence if challenging an increase. The tribunal considers similar properties, location, condition, and recent comparable increases when making determinations.
Australian Capital Territory (ACT)
The ACT requires landlords to wait 12 months between rent increases and provide eight weeks’ (56 days) written notice—slightly longer than most other jurisdictions.
Canberra’s median rent for two-bedroom units reached approximately $560 per week in 2024. The ACT Civil and Administrative Tribunal (ACAT) can review increases, though applications are less common than in Victoria, partly due to Canberra’s historically stable rental market.
ACT tenancy law is considered relatively tenant-friendly, with strong disclosure requirements and clear dispute resolution pathways through ACAT.
Northern Territory (NT)
The Northern Territory requires minimum 30-day written notice for rent increases—the shortest notice period in Australia. However, increases are still limited to once every 12 months.
Darwin and regional NT rental markets remain relatively affordable compared to eastern capitals, with median two-bedroom rents around $480 per week in 2024. The Northern Territory Civil and Administrative Tribunal (NTCAT) handles disputes, though rental market activity is lower than in larger jurisdictions.
The shorter notice period means NT tenants have less time to prepare for increases or seek alternative accommodation if needed.
Visual Summary: State Rent Increase Rules
| State/Territory | Maximum Frequency | Notice Period Required | Review Authority |
|---|---|---|---|
| NSW | Once every 12 months | 60 days | NSW Fair Trading / NCAT |
| VIC | Once every 12 months | 60 days | Consumer Affairs VIC / VCAT |
| QLD | Once every 12 months | 60 days | RTA Queensland |
| WA | Once every 6 months | 60 days | Consumer Protection WA |
| SA | Once every 12 months | 60 days | CBS SA / SACAT |
| TAS | Once every 12 months | 60 days | Residential Tenancy Commissioner |
| ACT | Once every 12 months | 8 weeks (56 days) | ACAT |
| NT | Once every 12 months | 30 days | Consumer Affairs NT / NTCAT |
What Tenants Can Do If Rent Increases Unfairly
Receiving a rent increase notice that seems excessive? You have options beyond simply accepting it or moving out.
First, research comparable properties in your area. Check current listings on Domain, realestate.com.au, and other rental platforms for similar properties (same number of bedrooms, similar condition, comparable location). Document at least 5-10 examples showing lower or similar rents for comparable homes.
Contact your state’s tenancy authority for advice. Every jurisdiction offers free guidance services:
- NSW: NSW Fair Trading (13 32 20)
- Victoria: Consumer Affairs Victoria (1300 558 181)
- Queensland: RTA Queensland (1300 366 311)
- WA: Consumer Protection WA (1300 304 054)
- SA: CBS SA (1300 650 156)
- Tasmania: Residential Tenancy Commissioner (1300 654 499)
- ACT: Access Canberra (13 22 81)
- NT: Consumer Affairs NT (1800 019 319)
These agencies can clarify whether proper notice was given and explain your next steps.
If your research suggests the increase is well above market rates, consider negotiating with your landlord or property manager. Present your evidence respectfully, acknowledge market conditions, but request a lower increase. Many landlords prefer retaining good tenants rather than risking vacancy periods.
If negotiation fails, apply to your state’s tribunal for review. In Victoria, a Melbourne tenant successfully reduced a proposed 18% increase to 6% after presenting VCAT with evidence of comparable properties. The tribunal found the landlord’s proposed increase “excessive relative to the current rental market.”
Tribunal applications typically cost under $100 and can be filed online. You’ll need your evidence package, copies of all correspondence, and your lease agreement. The process usually takes 4-8 weeks, and tenants can remain in the property at the current rent until the hearing.
Some tenants worry that challenging an increase will damage their relationship with the landlord. While this concern is understandable, tenancy laws protect you from retaliatory action. Landlords cannot issue termination notices simply because tenants exercised their legal rights to challenge an increase.
What Landlords Should Know Before Increasing Rent
Landlords have legitimate reasons to increase rent—property costs rise, maintenance expenses increase, and market rents shift. However, following proper procedures protects you from disputes and potential tribunal orders reducing your increase.
Always provide written notice using your state’s official forms where available. NSW, Victoria, and Queensland provide downloadable templates on their tenancy authority websites. These forms ensure you include all required information: new rent amount, effective date, and proper notice period.
Calculate your notice period correctly. Count from when the tenant receives the notice, not when you send it. For a 60-day notice period, if the tenant receives notice on 1 February, the earliest effective date for the increase is 2 April. Missing this deadline by even one day can invalidate your notice.
Research current market rents before setting your increase amount. Charging 10-15% above comparable properties invites tribunal challenges. Consumer protection agencies increasingly support tenants challenging excessive increases, and losing a tribunal hearing can result in orders setting lower rents than you might have accepted through negotiation.
In 2024, a Queensland landlord faced penalties after issuing multiple rent increase notices within a 12-month period, attempting to circumvent RTA regulations. The tribunal not only rejected the increases but ordered the landlord to pay the tenant’s application fees.
Document any property improvements or cost increases justifying your rent adjustment. Adding air conditioning, renovating kitchens or bathrooms, or making other significant upgrades can support larger increases. Keep receipts and before/after photos.
Avoid retaliatory rent increases. If a tenant has recently made a maintenance request, lodged a complaint, or exercised their legal rights, increasing rent shortly afterward appears retaliatory. Tribunals take a dim view of this behaviour, and you may face additional penalties beyond having your increase rejected.
Consider the costs of vacancy when setting increases. Losing a reliable tenant over a $30-per-week increase might cost you thousands in lost rent, advertising fees, and property management time finding new tenants. Smart landlords balance market rates against tenant retention.
Some property managers recommend annual rent reviews regardless of market conditions. However, stable, long-term tenants who care for your property have value beyond maximising weekly rent. Consider whether smaller, reasonable increases maintain good tenant relationships while still reflecting market movements.
Conclusion
Australia’s rent increase rules in 2025 aim to balance landlords’ property rights with tenants’ need for housing stability and predictability. While no state caps the dollar amount of increases, all jurisdictions regulate frequency and notice requirements.
Tenants should know their state-specific rights: most Australian tenants are protected by once-every-12-months frequency limits and 60-day notice requirements (with ACT requiring eight weeks and NT only 30 days). Western Australia’s six-month rule stands as the outlier.
Landlords must follow precise notice procedures and timing requirements to ensure increases are legally valid. Tribunals increasingly support tenants challenging excessive increases, making market research essential before setting new rental rates.
Both parties benefit from understanding these regulations. Tenants gain confidence to challenge unfair increases, while landlords avoid costly disputes and tribunal reviews by following proper procedures.
Next steps: Check your state’s tenancy authority website for the most current official guidance. If you’re facing a rent increase that seems excessive, gather market evidence and seek advice before your deadline to respond. Landlords planning increases should research comparable properties and ensure they’re following correct notice procedures.
Understanding rent increase rules in Australia for 2025 helps maintain fair, transparent rental relationships in an increasingly challenging housing market.
