How often can a landlord inspect a rental property 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

In New South Wales, your landlord can conduct routine inspections of your rental property up to four times in any 12-month period. They cannot show up unannounced. By law, they must provide you with at least seven days written notice before arriving. You have the right to be present during these inspections.

NSW Fair Trading - Access and entry to a rental property

Last UpdatedApril 30, 2026

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How it works in practice

Understanding the rules around property access is essential for protecting your privacy as a tenant.

Your Right to Privacy

As a tenant in New South Wales, you have a fundamental right to peace, comfort, and privacy in your rental home. While your landlord owns the property, they cannot treat it as if they live there. The law strictly regulates how and when they can enter.

Routine Inspections

Routine inspections are allowed so the landlord or agent can check the overall condition of the property and identify any necessary repairs. However, these visits are capped at a maximum of four times per 12-month period. This limit protects you from excessive intrusion and ensures your quiet enjoyment of the premises is maintained.

Notice Requirements

Before conducting a routine inspection, the landlord or property manager must give you a minimum of seven days written notice. This notice should specify the date and an appropriate timeframe for the visit. Inspections must take place at reasonable times, generally between 8:00 am and 8:00 pm, and cannot be scheduled on Sundays or public holidays unless you specifically agree to it. If the proposed time is genuinely unsuitable, you can request to reschedule, though you must not unreasonably refuse access.

Important exceptions

The four-visit limit and seven-day notice rule apply specifically to routine inspections. There are several situations where a landlord can enter the property more frequently or with different notice periods.

For emergencies, such as a fire or gas leak, or to carry out urgent repairs like fixing a burst water pipe, the landlord can enter immediately without any prior notice.

If the landlord needs to perform general repairs, they only need to give two days notice. If they have reasonable grounds to believe the property has been abandoned, or if the NSW Civil and Administrative Tribunal (NCAT) orders it, different access rules apply. You can also consent to access at any time.

What you should do now

Keep a written record of all routine inspection dates to ensure your landlord does not exceed the legal limit of four times per year.
Check any inspection notice you receive to confirm it provides at least seven days written notice and specifies a reasonable time.
Contact your landlord or real estate agent immediately if the proposed inspection time is completely unsuitable to negotiate a better time.
Make sure you are present during the inspection if you wish to discuss any maintenance issues or concerns directly with the agent.
File a formal complaint with NSW Fair Trading or apply to the NSW Civil and Administrative Tribunal (NCAT) if the landlord repeatedly breaches access rules.

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