Entry in rooming accommodation


Rental law changes introducing minimum housing standards came into effect for new tenancies (including renewed tenancy agreements) from 1 September 2023, and will come into effect for all remaining tenancies on 1 September 2024.

The resident has the right to enjoy the privacy of their room but there are certain times when the provider may need to enter.

The entry rules are different for general tenancies and moveable dwellings.

  • The rooming accommodation provider can enter at any time if the resident agrees.
  • The resident may agree verbally or it may be specified in the rooming accommodation agreement (e.g.: for cleaning). This should be set out in Item 9 of the agreement.
  • At all other times the provider must give the resident written notice on an Entry Notice (Form R9) or they may put an entry notice up in the common area if they are entering more than one room on the same day.
  • The resident cannot refuse access if the correct notice and time period has been given.
  • The only time the provider can enter the resident's room without an Entry notice or without the resident's agreement is:
    • in an emergency
    • if they believe the resident has abandoned (left permanently) their room
    • if they need to do urgent repairs to the property or a facility in the property.

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.

Residents 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.

Entry notice periods are shown in the table below

Purpose Notice Details
Clean the room 24 hours Unless both the resident and the provider have already agreed on a regular time in Item 9 of the Rooming accommodation agreement
Carry out pest control 24 hours  
Make repairs 24 hours  
Show the room to someone who wants to buy the property or who wants to live there 24 hours  

Entry notice (Form R9)
v5 Jun21

The Entry notice (Form R9) is given to residents when the agent or manager/provider wants to gain entry to their room on a particular date.

153.1 kB Download