NSW rental laws have changed a lot over the past two years. If you own an investment property in Macquarie Park, Ryde or anywhere in NSW, here are the changes that matter most, in plain English.
1. You now need a reason to end a lease
Since 19 May 2025, landlords can no longer end a tenancy without a reason (“no-grounds” evictions are banned). This applies to both periodic and fixed-term leases. To end a tenancy when the tenant hasn’t breached the lease, you need one of the reasons allowed by law, for example:
- you are selling the property, or have sold it with vacant possession
- you or a family member are moving in
- significant repairs, renovations or demolition
- the property will no longer be used as a rental
You must give the tenant written notice that states the reason, along with supporting evidence. The minimum notice periods are:
| Reason | Minimum notice |
|---|---|
| Sale, renovations, moving in and other approved reasons, on a periodic lease or a fixed-term lease of 6 months or more | 90 days |
| The same reasons, on a fixed-term lease of under 6 months | 60 days |
| Property has been sold and the contract requires vacant possession | 30 days |
| Tenant has breached the lease (for example, rent arrears) | 14 days |
2. Pets: tenants can apply, and silence means yes
Also from 19 May 2025, tenants can apply to keep a pet using the NSW Fair Trading pet application form. You have 21 days to respond. If you don’t reply in time, the pet is automatically approved. You can only refuse on specific grounds, such as the property being unsuitable for that animal or strata by-laws not allowing it, but you can set reasonable conditions.
3. Rent can only go up once every 12 months
Rent can’t be increased more than once in any 12-month period, and this now applies to most fixed-term leases as well as periodic ones. Increases still need proper written notice.
4. Fee-free rent payments and no background-check fees
Tenants must be offered a fee-free way to pay rent, and prospective tenants can no longer be charged for background checks when they apply. Good property managers already work this way, but it’s worth checking your agent’s processes are up to date.
5. Smart Rental Bonds (portable bonds)
Since August 2026, NSW has been rolling out Smart Rental Bonds, which let eligible tenants move their bond from one rental to the next through Rental Bonds Online. For landlords, the bond claim process stays the same, and if you make a finalised claim the NSW Government pays you upfront.
What this means for you as a landlord
None of these changes stop you from owning a profitable investment property, but they do make good paperwork, correct notices and careful tenant selection more important than ever. A mistake on a notice can delay the outcome you need, so it pays to have an experienced property manager handling it.
Soho Property Group manages rental properties across Macquarie Park, Ryde and nearby suburbs. Your dedicated property manager keeps your property compliant and keeps you informed. See how we manage properties, request a free rental appraisal, or call 02 9011 7100. We reply to every enquiry within one business day.
This guide is general information only, current as at October 2026, and is not legal advice. Rules can change, so always check the official sources: NSW Government: notice periods for ending a tenancy and NSW Fair Trading: changes to rental laws.
