Update
Rental law changes introducing minimum housing standards will come into effect for new tenancies from 1 September 2023, and for all tenancies from 1 September 2024.
When a tenant is renting a property or room, it is their home. The property manager/owner may need to enter for an inspection, repair or a viewing, but it is important that the tenant’s privacy is respected.
Entry notice
The property manager/owner can only enter the property for a valid reason and if the correct notice has been given using the Entry notice (Form 9).
Entry notice periods
| PURPOSE | NOTICE | DETAILS |
|---|---|---|
| Inspect the property | 7 days | Once every 3 months |
| Follow-up inspection (to check a significant breach has been fixed) | 24 hours | Entry must occur within 14 days of the expiry date on the Notice to Remedy Breach (Form 11) or R11 for rooming accommodation. |
| Repairs or maintenance (e.g. safety switch and smoke alarm installation) | 24 hours | Entry can occur without notice if the property is located in a remote area and there is a shortage of tradespeople. |
| Follow-up inspection to check on repairs undertaken | 24 hours | Entry must occur within 14 days of the maintenance or repairs being completed. |
| Show property to a prospective purchaser | 24 hours | A reasonable amount of time must have passed since the last entry for this reason. There are different rules for open houses. The property manager/owner must give the tenant a Notice of lessor's intention to sell (Form 10) which must include details of how they plan to market the property. |
| Show property to a prospective tenant | 24 hours | A reasonable amount of time must have passed since the last entry for this reason. There are different rules for open houses. The tenant must have also given a Notice of Intention to Leave (Form 13) or a Resident leaving Form R13 for rooming accommodation, or received a Notice to leave (Form 12) or Form R12 for rooming accommodation. |
| To allow a valuation of the property | 24 hours | |
| If the property manager/owner reasonably believes the property has been abandoned | 24 hours | An Abandonment termination notice (Form 15) should be used to end a tenancy in this situation. |
| Tenant agrees to entry | At the agreed time |
Entry times
Entry must be between 8am and 6pm Monday to Saturday.
Entry is only permitted outside these hours, on a Sunday or public holiday if the tenant agrees.
General inspections
The property manager/owner must specify a time, or 2-hour window, for a general inspection and must enter the property within that time.
This timeframe does not apply to other people (e.g. tradesperson or a property valuer).
When an entry notice is not required
- In an emergency
- If the property manager/owner believes entry is necessary to protect the property from damage about to happen
- If the tenant verbally agrees with the entry, and
- To carry out site maintenance in a caravan park (if specified in the tenancy agreement)
Disputes about entry
Changes to entry restrictions and requirements to support COVID-19 social distancing measures apply during COVID-19.
During this time, it’s important that tenants, property owners and managers work together so we can make renting work for everyone.
It’s important all parties:
- follow public health directives and advice
- communicate openly
- understand each other’s circumstances
- develop an acceptable solution
- document any decisions made.
Tenants and property managers/owners should speak to one another and attempt to resolve the issue in the first instance. If an agreement can't be reached, the RTA's free, impartial dispute resolution service may be able to help.