Bond rules, inspection rights, lease break rules — what landlords can and can't do.
Tenancy law in Australia is administered by each state and territory, so your specific rights depend on where you live. However, in all states: your bond must be lodged with the state government (not kept by your landlord), your landlord must give written notice before entering, and there are strict rules around eviction. Most international students are unaware of these protections — knowing them can save you hundreds of dollars and significant stress.
Bond is capped at 4 weeks' rent in most states. Your landlord or agent must lodge it with the relevant state authority within 10 days of receiving it: Rental Bond Board NSW (Fair Trading), Residential Tenancies Bond Authority in Victoria (RTBA), Residential Tenancies Authority in Queensland (RTA), Consumer and Business Services in SA, or the Bond Administrator (Department of Finance) in WA. Ask for a bond lodgement receipt — if you don't receive one within 2 weeks, follow up.
A landlord or real estate agent cannot enter your home without prior written notice. In most states the minimum is 24–48 hours' notice for routine inspections, and the notice must specify the date, time window, and reason. Emergency entry (e.g. a burst pipe flooding the property) is the main exception. If a landlord enters without notice, contact your state tenancy authority — it is an unlawful entry.
Breaking a fixed-term lease before it ends usually involves a break fee. In NSW, the fee is 6 weeks' rent if you leave in the first half, 4 weeks' if in the second half. In Victoria, it is typically 1 month's rent plus advertising and letting costs. In Queensland, it varies and the landlord must take reasonable steps to re-let. Always read your lease's early termination clause before signing.
Your landlord is responsible for urgent repairs (no hot water, no heating, serious leak, broken door lock) — these must be fixed within 24 hours in most states. Non-urgent repairs must be done within a reasonable time (usually 14–28 days). Always send repair requests in writing (email is fine) so you have a time-stamped record. If repairs are not made, your state tenancy tribunal can compel the landlord to act.
When you move out, clean the property to the same standard as when you moved in (reference your ingoing condition report photos). Your landlord can only make bond claims for damage beyond normal wear and tear, cleaning costs if the property is left dirty, or unpaid rent. If you disagree with a bond claim, dispute it through your state tenancy tribunal — the process is free and doesn't require a lawyer.
Minor scuffs on walls from furniture, small carpet indentations, faded paint from sunlight, and worn key mechanisms are all 'fair wear and tear' — the landlord cannot charge you for these. They can only claim bond for damage you caused, such as large holes in walls, stains on carpets, or broken fittings. Photograph everything when you move in and out.
Even on a periodic lease (month-to-month), your landlord cannot demand you leave immediately without valid legal grounds. In Victoria, landlords can give 'no reason' eviction notices on periodic leases but must give 60–90 days notice. In NSW, eviction during a fixed-term requires a reason. If you receive an eviction notice, contact your state tenancy authority to check if it is valid before taking any action.