What Are Melbourne’s 2026 Rental Rules—and What Can Renters Actually Demand?

As at 15 July 2026, Victoria’s rental laws give Melbourne renters stronger protections around evictions, rent increases, rental applications and minimum property standards.

Since 25 November 2025, rental providers cannot issue a notice to vacate without a legally recognised reason, including when a fixed-term agreement expires. Rent increases and many non-fault notices to vacate now require 90 days’ notice, while agents and rental providers are prohibited from accepting rental bids above the advertised price. These obligations sit under the current Residential Tenancies Act 1997 (Vic).

From 31 March 2026, agents and rental providers must also use Victoria’s prescribed rental application form and may only request the information allowed by that form. Rental properties must meet the state’s minimum rental standards when they are advertised or offered for rent—not merely before a renter moves in.

These reforms strengthen renters’ rights, but they do not mean every disagreement automatically succeeds at VCAT. Notice periods, evidence requirements and dispute pathways still depend on the particular issue.

No-Fault Evictions Are Banned

A rental provider can no longer ask a renter to leave simply because a fixed-term rental agreement has reached its end date.

Unless the renter and rental provider sign another fixed-term agreement or the provider issues a valid notice to vacate, the agreement generally continues as a periodic, month-by-month tenancy.

What Counts as a Valid Reason?

Recognised reasons can include:

the property being sold with vacant possession

demolition or a change in the property’s use

substantial repairs or renovations that cannot occur while the renter remains

the rental provider, an immediate family member or a dependent moving in

serious damage, danger, rent arrears or another qualifying renter breach.

The notice period depends on the reason. Sale, demolition, substantial renovation and owner or family occupation generally require 90 days’ notice. Shorter periods apply to renter-fault grounds such as serious damage, danger or unpaid rent.

Evidence Is Not Optional

Many non-fault notices must include evidence showing that the stated reason is genuine. Depending on the ground, this may include:

a statutory declaration

a signed sale authority or contract of sale

a building or demolition permit

photographs and a quotation from a qualified tradesperson

business registration or planning documents.

A notice requiring evidence is invalid if that evidence is not supplied. Renters can challenge a notice to vacate, although a 30-day application limit applies to many sale, renovation, demolition and owner-occupation notices.

A rental provider or agent also cannot personally evict a renter. A forced eviction can only be carried out by Victoria Police under a warrant of possession issued following a VCAT order.

Rent Increases and Rental Bidding

Rent Increase Rules in Victoria

For most current rental agreements, rent cannot be increased more than once every 12 months. An exception may apply to some older agreements that began before 19 June 2019.

The rental provider must give at least 90 days’ written notice using the prescribed Notice of rent increase form. The notice must state:

the new rent

how much the rent is increasing

how the increase was calculated

what the renter can do if they believe the increase is excessive.

A notice that does not satisfy these requirements can be challenged.

Victoria does not impose a fixed dollar or percentage cap on private rent increases. However, a renter who believes the proposed rent is above market value can request a free Consumer Affairs Victoria rent assessment. The request generally must be made within 30 days of receiving the increase notice.

When assessing an increase, Consumer Affairs Victoria, Rental Dispute Resolution Victoria and VCAT may consider:

comparable rents in the same area

the difference between the current and proposed rent

Melbourne CPI movements

previous increases during the preceding 24 months

the property’s condition, facilities, size and location

valuations and relevant rental-law breaches.

VCAT can ultimately set a maximum rent if the dispute is not resolved.

For a more detailed breakdown, see Forge’s guide to Victorian rent increase notices and 2026 rental application rules.

Rental Bidding Is Prohibited

A Melbourne rental property must be advertised at one fixed amount. An agent or rental provider cannot:

advertise a price range

ask for or encourage a higher offer

accept an applicant’s offer to pay more than the advertised rent

ask for, invite or accept an offer of more than one month’s rent in advance during the application process

charge a prospective renter to inspect the property.

A renter cannot waive these protections by volunteering to pay more.

The Prescribed Rental Application Form

Since 31 March 2026, rental providers and agents must use Victoria’s prescribed residential rental application form.

They can only ask for information permitted by the form and needed to assess identity, suitability and capacity to pay the advertised rent.

For example, an agent may request no more than:

two permitted identity documents

two financial documents to demonstrate capacity to pay.

Permitted financial documents include payslips, Centrelink statements and a bank statement without transaction details. Different supporting evidence may be requested from self-employed, freelance or irregular-income applicants.

Rental providers and agents must protect application information from misuse, unauthorised access and disclosure. Information from an unsuccessful application must generally be destroyed or permanently de-identified within 30 days.

Renters navigating a competitive application process may also find Forge’s guide to securing a Melbourne rental in 2026 useful.

Minimum Standards, Repairs, Pets and Modifications

Issue

Current Victorian rule

Minimum rental standards

Properties must meet all 15 categories of minimum standards when advertised or offered for rent and before a new renter moves in

Mould and damp

Rooms must be free from mould or damp caused by or related to the building structure

Repairs

Urgent repairs must be completed immediately; non-urgent repairs must generally be completed within 14 days of a written request

Pets

A renter can submit a pet request, and the provider must apply to VCAT within 14 days if they want to refuse it

Owners corporation rules

Apartment and unit renters must still comply with applicable owners corporation rules concerning common areas, nuisance and safety

Disability modifications

Reasonable, practitioner-supported disability modifications cannot be refused without good reason, although written approval is generally required

Minimum Rental Standards Before Advertising

Victoria has 15 categories of rental minimum standards covering matters such as bathrooms, electrical safety, heating, kitchens, locks, lighting, laundries, ventilation, windows, window coverings, structural soundness and mould.

Since 25 November 2025, the property must meet these standards when it is advertised or offered for rent. From 1 December 2025, cords on internal window coverings must also be secured so they cannot form dangerous loops.

Advertising a property without a reasonable belief that it meets the minimum standards can attract penalties of up to 60 penalty units for an individual or 300 penalty units for a company.

If a renter has signed an agreement but has not moved in and the property does not meet the standards, they may:

end the agreement immediately without fees, or

move in and request urgent repairs.

If the property falls below the standards during the tenancy, the renter can request an urgent repair.

Mould and Other Repairs

Mould or damp related to the building structure is a minimum-standards issue. Serious mould that makes a home unsafe may also qualify as an urgent repair.

Urgent repairs must be addressed immediately. Non-urgent repairs must generally be completed within 14 days of a written request. If the provider does not act, the renter may seek a Consumer Affairs Victoria inspection or apply through Rental Dispute Resolution Victoria for help obtaining a repair order.

Pets

Renters must use the official pet request form. The rental provider then has 14 days to consent or apply to VCAT for an order refusing the request.

If the provider does not respond or apply to VCAT within that period, the renter can keep the pet. Providers also cannot demand a separate pet bond.

For apartments and units, owners corporation rules concerning common areas and nuisance still apply. A renter remains responsible for damage, cleanliness and their pet’s effect on neighbours.

Disability-Related Modifications

Renters may request modifications such as ramps, handrails or lever taps when they are required because of disability. A rental provider cannot refuse a reasonable, practitioner-supported modification without good reason, although the renter must generally obtain written agreement from the provider and, for an apartment, the owners corporation.

Once the necessary approvals and funding arrangements are in place, Mobility Access Modifications can assist with accessible bathroom modifications, ramps, rails and other home-access improvements across Melbourne.

What About Repeated Inspections?

Rental providers and agents have entry rights, but routine inspections are restricted.

A general inspection:

cannot occur during the first three months of the agreement

can occur no more than once every six months

requires at least seven days’ written notice

must generally occur between 8 am and 6 pm and not on a public holiday.

A renter may refuse entry where the notice is defective or another routine inspection has already occurred within the previous six months. VCAT can make compensation or prohibition orders where entry rights are exercised unlawfully or unreasonably.

What This Means for Melbourne Renters and Small Landlords

Renters should keep copies of advertisements, application forms, repair requests, entry notices, rent increase notices and notices to vacate. These documents can become important evidence if the matter reaches Consumer Affairs Victoria, Rental Dispute Resolution Victoria or VCAT. RDRV currently handles disputes involving repairs, excessive rent, compensation and bonds.

Renters should also act quickly. Rent assessments generally need to be requested within 30 days, and similar deadlines apply when challenging many notices to vacate.

Small landlords face the opposite compliance task: they must use current forms, apply the correct notice period, document lawful eviction grounds, avoid rental bidding, protect application data and confirm minimum standards before advertising.

A Melbourne property manager such as Forge Real Estate can coordinate current application forms, advertising checks, inspections, repair records and statutory notices. Forge’s broader guide to the 2026 Victorian rental laws for renters and small landlords explains how these obligations fit into day-to-day property management.

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.

📞 Phone: (03) 91003633

✉️ Email: info@forgeproperty.com.au

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