What Melbourne Renters and Landlords Need to Know About 2025-26 Rental Law Changes

Victoria’s rental reforms that started on 25 November 2025 ban rental bidding by making it an offence for rental providers/agents to accept offers above the advertised rent, ban no-fault evictions (including at fixed-term expiry) by requiring a valid termination reason, restrict rent-in-advance practices (including limits on accepting more than one month’s rent in advance), extend rent increase notice periods from 60 to 90 days, and require properties meet rental minimum standards before they’re advertised. These changes address common renter complaints including dirty move-in conditions (separate to minimum standards, a rental provider must ensure the premises are in a reasonably clean condition at the start of the tenancy), excessive inspection frequency (maximum four per year with seven-day notice Consumer Affairs Victoria says general inspections can be done every 6 months at the most), unclear repair responsibilities (landlords must address urgent repairs within 24 hours CAV says urgent repairs must be made immediately), and arbitrary evictions (tenants maintaining lease compliance cannot be removed without cause under the no-fault eviction ban).

Rental Bidding Ban Explained

What’s prohibited: Landlords and agents cannot request, encourage, or accept above-advertised rent offers, and a rental property must be advertised at a fixed amount (no ranges). From 25 November 2025, it’s an offence to accept an offer higher than the advertised amount. Advertised weekly rent represents the maximum allowable rent for the initial offer/lease.

Why it matters for Melbourne: Competitive inner-city apartment markets (CBD, Docklands, South Yarra) have historically been vulnerable to rent-offer escalation; fixed-price advertising and the ban on accepting higher offers are designed to keep pricing transparent under the rental bidding reforms.

Compliance requirement: Agents must reject above-advertised offers even when tenants volunteer them, because it’s unlawful to accept rent higher than advertised. Tenants pressured to bid should report incidents.

No-Fault Eviction Elimination

New requirements: Rental providers must specify legal grounds for termination and cannot issue a notice to vacate at the end of a fixed term without a valid reason under the no-fault eviction ban. Common valid reasons (with evidence requirements in some cases) include unpaid rent, serious damage, illegal use, rental provider/family moving in, sale/preparation for sale, or major repairs/renovations that require vacancy, as set out in the Notice to vacate reasons and notice periods.

Notice periods: Most terminations require 90-day notice, with shorter notice periods still applying when a renter is at fault (for example, some serious breach scenarios). See the current notice-to-vacate tables.

Renter security impact: Compliant tenants paying rent and maintaining property condition gain substantial security against arbitrary removal, enabling longer-term housing stability particularly important for families, students, and workers in stable employment.

Advance Rent Payment Caps

Maximum four weeks: Landlords can request maximum four weeks rent in advance—typically first month’s rent CAV’s rule is generally a maximum of one month’s rent in advance; week-to-week agreements are limited to 14 days, and if rent is above $900/week there may be no limit up to the full value of the agreement.

Why caps matter: Excessive advance rent requirements disproportionately affect lower-income renters and new arrivals who cannot access large upfront sums. Limiting advance rent improves rental accessibility while still protecting landlords through bond security.

Bond plus advance rent: Standard practice involves four weeks bond plus four weeks advance rent (two months total) payable at lease commencement. If you’re signing a lease, check that the bond is not more than one month’s rent unless the rent is more than $900 per week, and that rent in advance complies with the rent-in-advance limits.

Rent Increase Notice Extension

90-day minimum notice: Rent increase notices require 90 days minimum before effective dates—up from 60 days. See Rent increases. Combined with maximum one increase per 12 months, this creates minimum 15-month intervals between increase effective dates CAV states that in most cases rent cannot be increased more than once every 12 months.

Tenant planning benefit: Extended notice enables better budgeting and alternative housing search if increases exceed affordability. Tenants have three months to negotiate, request a review/challenge a rent increase, or arrange moves rather than facing shorter decision timeframes.

Minimum Standards for Advertised Rentals

Required standards before listing: Properties must meet minimum standards before being advertised, including (among other categories) a fixed heater in the main living area, adequate ventilation (including bathroom/toilet/laundry), and being structurally sound and weatherproof, plus window coverings that can close, block light and provide privacy in rooms likely to be used as bedrooms or living areas. See Rental properties – minimum standards.

Move-in cleanliness: While not part of the minimum standards categories, the rental provider must ensure that when the renter enters occupation, the premises are vacant and in a reasonably clean condition.

Renter recourse: If a rental agreement has been signed but the renter has not moved in yet and the property does not meet minimum standards, the renter can end the rental agreement immediately without fees, or move in and treat it as an urgent repair. If the rental provider fails to act, renters can pursue the pathways set out in Renters’ rights when minimum standards are not met.

Inspection Frequency and Tenant Rights

Maximum four inspections annually: Routine inspections cannot exceed once per three months (four times per 12-month period) CAV says general inspections can be done every 6 months at the most (after the first 3 months of the agreement).

Seven-day written notice: All general inspections require a minimum 7 days’ written notice stating the reason for entry.

Inspection conduct: Agents must respect tenant privacy, and entry is generally limited to between 8am and 6pm (except public holidays) unless the renter agrees otherwise. “Queen-level” cleanliness expectations exceed legal requirements—properties must be reasonably clean, not spotless.

Tenant presence optional: Tenants need not be present during inspections, and the renter does not have to be home for lawful entry.

Repair Responsibility Clarity

Urgent repairs: Issues affecting safety, security, or essential services require landlord action within 24 hours CAV says urgent repairs must be made immediately. Tenants can arrange emergency repairs up to specified limits (currently approximately 2,500 dollars) and seek reimbursement if landlords fail to respond CAV sets the limit at $2500 and outlines the reimbursement process.

Non-urgent repairs: General maintenance including appliance repairs, minor plumbing issues, or cosmetic damage require landlord action within reasonable timeframes (typically 14-30 days depending on severity) CAV says non-urgent repairs must be made within 14 days of a written request. Tenants should report issues in writing requesting specific repair timeframes.

Who pays for what: Landlords pay for repairs addressing wear and tear, equipment failure, or property deterioration when it’s not the renter’s fault CAV: the rental provider must organise and pay for repairs if they are not the renter’s fault. Tenants pay for damage they cause beyond normal use.

Share House Specific Considerations

Share houses face particular challenges under new regulations given tenant turnover and multiple occupant dynamics.

Individual lease compliance: Share house tenants on individual leases each receive independent legal protections under the no-fault eviction ban.

Joint lease implications: Tenants on joint leases share collective responsibility and rights; see co-renting (renting with other people) and Tenants Victoria’s overview of share houses.

Heating requirements: Share houses must provide a fixed heater in the main living area under the minimum standards. Individual bedroom heating is not generally mandated for standard residential rentals under those minimum standards.

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