Can my landlord enter my property without giving notice in NSW?

Q: Can a landlord deduct cleaning costs from my bond in NSW?

Yes, a landlord can deduct cleaning costs from your bond in NSW, but only if the property is not reasonably clean. The law requires you to leave the premises in the same condition as when you moved in, minus fair wear and tear. They cannot charge for a professional clean automatically if it is already clean.

Q: Can my landlord show my property to potential buyers while I am still living there in NSW?

Yes, your landlord can show your property to potential buyers while you live there in New South Wales. However, they cannot simply drop in. They must give you 14 days' written notice before the property is first advertised, and 48 hours' notice before each inspection. Inspections are strictly limited to two per week.

Q: Can I make repairs myself and deduct the cost from rent in New South Wales?

No, you cannot simply make repairs yourself and deduct the cost directly from your rent in New South Wales. You are legally required to continue paying your rent in full. However, for specific urgent repairs, you can arrange the work yourself up to the value of $1,000 and claim a reimbursement from your landlord.

Robert JasonContent Researcher

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Answer

No, your landlord generally cannot enter your property without giving notice in New South Wales. They must provide appropriate written notice for most visits, such as seven days for routine inspections or two days for repairs. However, there are very strict and limited emergencies where immediate entry without notice is legally permitted.

Residential Tenancies Act 2010 (NSW) - Section 55 & 57

Last UpdatedMay 1, 2026

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How it works in practice

In New South Wales, tenants have a fundamental right to quiet enjoyment, peace, and privacy in their rental property. Because of this, landlords and property managers cannot simply drop by unannounced under normal circumstances.

Written Notice Requirements

Depending on the reason for the visit, landlords must provide a specific amount of written notice before entering. For instance, they must give at least seven days' written notice before carrying out a routine property inspection. If they need to enter to carry out non-urgent repairs or maintenance, they must provide at least two days' notice.

Showing the Property

If the landlord is selling the property or looking for a new tenant because you are moving out, they also have strict notice requirements. They must give you 14 days' written notice before the first viewing. After that, they must try to agree with you on suitable times, but cannot force more than two viewings per week.

Reasonable Time and Manner

Even with the correct notice, the landlord or agent must visit at a reasonable time. They are not permitted to enter before 8:00 AM or after 8:00 PM, and they cannot demand entry on Sundays or public holidays. The only way they can enter outside these reasonable parameters is if you explicitly agree to it beforehand.

Important exceptions

There are several strict exceptions where a landlord or agent can legally enter your rental property without providing any prior written notice in New South Wales.

They can enter immediately in an emergency, such as a fire, burst water pipe, or severe gas leak that threatens the property or safety.

They can also enter without notice to carry out urgent repairs, if you actively consent to them coming inside at that exact moment, or if they have serious, genuine concerns for the health and safety of a person inside the property.

Finally, they may enter if they have a reasonable belief that the property has been permanently abandoned.

What you should do now

Ask your landlord or real estate agent for the specific reason they need to enter your rental property.
Check the notice period provided to ensure it meets the legal requirements for that specific type of visit.
Clearly refuse entry in writing if they arrive unannounced without a legally valid emergency reason or your prior consent.
Keep a detailed written log of any incidents where your landlord or agent attempts to enter the property without notice.
Contact NSW Fair Trading or apply to the NSW Civil and Administrative Tribunal (NCAT) if they repeatedly breach your privacy.

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