How much notice must a landlord give before an inspection in New South Wales?

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

Yes, your landlord or agent must give you at least 7 days' written notice before conducting a routine inspection in New South Wales. They are allowed to inspect the property up to four times in any 12-month period. The inspection must take place at a reasonable time, and they must try to accommodate your schedule.

NSW Fair Trading - Privacy and access to the property

Last UpdatedApril 30, 2026

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How it works in practice

Notice Periods for Inspections

In New South Wales, tenants have a fundamental right to peace, comfort, and privacy. Your landlord or real estate agent cannot simply show up unannounced to inspect the property. By law, they must provide a minimum of seven days' written notice before a routine inspection.

Frequency and Timing

Landlords are legally permitted to carry out routine inspections up to four times within a 12-month period. These inspections are designed to check the general condition of the property and identify any required repairs or maintenance.

The law also dictates that any inspection must occur at a reasonable hour. Landlords cannot conduct routine inspections on Sundays or public holidays, nor can they carry them out before 8:00 AM or after 8:00 PM.

Tenant Attendance

While it is highly recommended that you are present during a routine inspection to discuss any maintenance issues, your attendance is not legally mandatory. If you have been given the correct written notice and you are not home, the landlord or agent can use a spare key to enter the property.

Important exceptions

There are specific situations where the standard 7-day notice period does not apply. If there is an emergency, such as a fire or a burst water pipe, the landlord can enter the property immediately without any prior notice.

If the landlord believes the property has been abandoned, or if they have serious concerns for the health and safety of a person on the premises, they can also enter without notice.

For showing the property to prospective buyers or tenants, different notice periods apply, typically requiring 14 days' written notice before the first showing.

What you should do now

Check the notice to ensure it is in writing and provides at least 7 days of warning before the inspection date.
Review your lease and records to confirm the landlord has not exceeded the maximum limit of four routine inspections in the past 12 months.
Ensure the proposed time falls within reasonable hours (between 8:00 AM and 8:00 PM) and is not scheduled on a Sunday or a public holiday.
Contact your landlord or real estate agent immediately if the proposed time is entirely unsuitable to negotiate a mutually agreeable alternative time.
Prepare a written list of any necessary repairs or maintenance issues you wish to discuss while the landlord or agent is present at the property.

Expert Notes

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