Can my landlord increase rent more than once a year 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 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.

Q: What repairs is my landlord legally required to fix in New South Wales?

Yes, your landlord is legally required to provide and maintain the property in a reasonable state of repair in New South Wales. This includes fixing both urgent issues, like burst water pipes or gas leaks, and non-urgent problems, such as a broken stove or leaking taps, provided the damage wasn't caused by your negligence.

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Answer

No, a landlord generally cannot increase your rent more than once a year in New South Wales. For periodic leases and fixed-term agreements longer than two years, rent increases are strictly limited to once every 12 months. For shorter fixed-term agreements, rent can only increase if the exact amount or calculation method is written into your lease.

Residential Tenancies Act 2010 (NSW) - Section 41

Last UpdatedApril 30, 2026

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How it works in practice

General Rule for Rent Increases

In New South Wales, the rules protecting tenants from frequent rent hikes have been strengthened. For the vast majority of renters on a periodic (rolling) lease, a landlord is legally restricted to increasing the rent only once in any 12-month period.

Fixed-Term Agreements

The rules differ slightly depending on the length of your fixed-term lease. If you are on a fixed-term agreement that is less than two years, the landlord cannot increase the rent at all unless the tenancy agreement specifically details the exact amount of the increase or the precise method for calculating it.

If your fixed-term agreement is for two years or more, the rent can be increased, but again, this is strictly capped at a maximum of once every 12 months.

Notice Requirements

Even when a rent increase is legally permitted, landlords must follow strict procedural rules. They are required to provide you with a minimum of 60 days' written notice before the new rental rate takes effect. This notice must clearly state the proposed new rent amount and the exact date it will commence. If the landlord fails to provide proper notice, you do not have to pay the increased amount until valid notice is served.

Important exceptions

There are a few specific exceptions to standard rent increase rules.

If you are under a fixed-term agreement of less than two years, multiple increases could theoretically occur if they are explicitly written into the original lease agreement with exact amounts and dates, though this is rare.

Additionally, a landlord can apply to the NSW Civil and Administrative Tribunal (NCAT) for an exception if they have made significant improvements to the property, but they must get official approval before passing on any extra costs.

Social housing providers may also have different policies governed by tenant income reviews rather than strictly the 12-month rule.

What you should do now

Review your current tenancy agreement to check whether you are on a periodic rolling lease or a fixed-term contract.
Check the date of your last rent increase to ensure a full 12 months have passed before the new proposed rate begins.
Verify that you have received at least 60 days of written notice detailing the exact new amount and start date.
Contact NSW Fair Trading or the Tenants Union of NSW immediately if you suspect the rent increase is unlawful or too frequent.
Apply to the NSW Civil and Administrative Tribunal (NCAT) within 30 days if you believe the increase is excessive or invalid.

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