Renting in Victoria After the 2026 Reforms: What Are Your Rights on Rent Increases, Evictions and Bond Claims?

Since 25 November 2025, Victorian renters have received significant new protections. Rental providers can no longer evict a renter simply because a fixed-term lease has ended, rent increases require 90 days' written notice (up from 60 days) and can only occur once every 12 months, and rental bidding is now prohibited. From 13 October 2026, rental providers must also provide documented evidence—such as invoices, receipts or photographs—at least three days before lodging a bond claim, and that evidence must not contradict the original condition report. These reforms were introduced through changes to Victoria's Residential Tenancies Act 1997 and are administered by Consumer Affairs Victoria.

While these changes strengthen tenant protections, Melbourne's rental market remains highly competitive, with vacancy rates still sitting below 2% across much of the city.

What the No-Fault Eviction Ban Actually Changes

One of the biggest changes is the removal of no-fault evictions.

Previously, a rental provider could often end a tenancy simply because a fixed-term lease had expired. Under the new rules, when a fixed-term agreement ends it generally rolls into a periodic (month-to-month) tenancy unless the rental provider has a valid reason to end the agreement.

Valid reasons include:

Selling the property.

Major renovations that require the property to be vacant.

The owner or an immediate family member moving into the property.

A serious breach of the rental agreement, such as unpaid rent.

If a renter believes the stated reason is invalid or unsupported, they can challenge the notice through VCAT, which has the power to examine whether the legal requirements have been met.

Rent Increases and the 90-Day Rule

Victorian renters also receive greater certainty around rent increases.

Rental providers may increase rent only once every 12 months and must provide at least 90 days' written notice before the increase takes effect, replacing the previous 60-day notice period.

If a proposed increase appears significantly above comparable local rents, renters can:

Request a rent assessment through Consumer Affairs Victoria.

Apply to VCAT if they disagree with the outcome.

Another important reform is the complete ban on rental bidding. Rental providers and agents cannot encourage or invite prospective renters to offer more than the advertised rent to secure a property.

Bond Claims: The October 2026 Evidence Rule

From 13 October 2026, the bond claim process becomes more transparent.

Before lodging a claim with the Residential Tenancies Bond Authority (RTBA), rental providers must provide renters with documentary evidence supporting the claim. This may include:

Invoices.

Repair quotes.

Receipts.

Time-stamped photographs.

Importantly, the evidence must be consistent with the original condition report completed at the beginning of the tenancy. A rental provider cannot successfully claim compensation for damage that was already documented as existing when the renter moved in.

If the parties cannot agree, disputes will first be handled through Rental Dispute Resolution Victoria, with unresolved matters able to proceed to VCAT for determination.

How Early Should You Start Looking for a Rental?

Despite stronger legal protections, competition for rental properties remains intense.

With Melbourne vacancy rates remaining around 1.3%, well-priced homes in popular suburbs—particularly across the inner north and inner south—can often lease within one to three weeks.

If your lease is ending, it's sensible to begin your search six to eight weeks before your intended move date.

Being prepared can make a significant difference. Before inspections, have ready:

Identification documents.

Recent payslips or proof of income.

Rental references.

Rental history.

The standardised Victorian rental application form.

Submitting a complete application promptly can improve your chances in a competitive market.

What These Reforms Mean in Practice

The 2025 and 2026 reforms shift the balance toward greater transparency and security for Victorian renters.

They do not eliminate competition for rental housing, but they do make it harder for rental providers to end tenancies without a lawful reason, provide renters with more notice before rent increases, prohibit rental bidding, and introduce stronger safeguards around bond claims.

For renters, understanding these rights can make it easier to challenge incorrect notices, respond appropriately to rent increases, and avoid unnecessary disputes when moving out.

For rental providers, the reforms place greater emphasis on accurate record-keeping, compliance with notice requirements, and maintaining thorough documentation throughout the tenancy.

Forge Real Estate Melbourne can help you blueprint your future by finding the perfect blue-chip property where your lifestyle needs and investment goals converge.

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