Australia’s rental rules have changed more in the past three years than in the previous twenty. For investors, the instinct is to see only added cost and lost control. That reaction is understandable, but it is incomplete. The reforms are real and they do raise the bar on holding a rental property. Handled well, though, the same changes that worry some landlords are the ones that keep good tenants in place and vacancies low. Here is where each state actually stands, and what it means for the way you hold property.
The national direction
Three themes run through every jurisdiction: an end to ending tenancies “without grounds”, a limit of one rent increase every twelve months, and steadily rising minimum standards for the condition of a rental home. The pace and the detail differ by state, but the direction does not.
Where each state stands
New South Wales
No-grounds evictions ended on 19 May 2025, so landlords now need a prescribed reason to end any tenancy. Rent increases have been limited to once a year since 31 October 2024, and tenants have stronger rights to keep pets (NSW Fair Trading).
Victoria
From 25 November 2025, no-fault notices to vacate were banned, rental bidding was prohibited, and properties must now meet minimum standards when advertised, not just at move-in. New minimum energy-efficiency standards, covering heating, cooling, hot water and insulation, are being phased in from 1 March 2027 (Consumer Affairs Victoria). Layered on top of higher land tax and a vacancy levy, this is why Victoria is the state investors are most actively leaving.
Queensland
Rent increases are limited to once every twelve months and are tied to the property rather than the tenancy, bond is capped at four weeks, and a standardised application process applies (Residential Tenancies Authority). Notably, Queensland has not removed without-grounds endings at the close of a fixed term, so it remains less restrictive than the southern states on that point.
South Australia
SA’s largest tenancy overhaul in three decades took effect on 1 July 2024. No-cause evictions were abolished, minimum housing standards introduced, notice periods extended and pets allowed subject to reasonable conditions (Consumer and Business Services SA).
Western Australia
Rent bidding has been banned and increases limited to once a year since 2024, and tenants can now keep pets and make minor modifications with permission (Consumer Protection WA). A second phase, including the removal of without-grounds terminations and new minimum standards, has been announced but is not yet in force, with regulations still being developed.
Australian Capital Territory
The ACT remains the most tenant-protective jurisdiction. No-cause evictions were removed in 2023, and it is the only place with a hard cap on the amount of a rent increase, limited to a CPI-linked figure rather than just an annual frequency (ACT Government).
Fair, predictable rules are not the enemy of a good investment. Poorly run, poorly maintained properties are.
What it actually means for investors
There is no point pretending the cost and compliance burden has not risen, because it has. You have less flexibility to end a tenancy, more obligations on the condition of the property, and in Victoria especially, a tax position that has pushed many to sell. Those are genuine considerations and they should feed into how, and where, you invest.
But look at what the reforms reward. Minimum standards favour the owner who keeps a property well maintained, which is the same property that attracts and retains a good tenant. Once-a-year, predictable rent reviews suit the investor who prices fairly and values a long, stable tenancy over a short-term squeeze. Security of tenure means renters who feel settled tend to stay, and a tenant who stays for years is worth far more than the headline rent suggests, because vacancy and turnover are where rental returns quietly leak away.
How to hold quality tenants through the change
The investors who will do well under these rules are the ones who were already running their properties properly. Meet the minimum standards early rather than under pressure. Price rent to the market and review it once a year, consistently, so increases are never a shock. Respond to maintenance promptly. It is cheaper than a vacancy, and it is now, in several states, the law. Treat the tenancy as a relationship with a term measured in years, not months. Do that, and most of the reform burden becomes something you were doing anyway.
It is also worth remembering why these changes exist. The rental experience needed reform, and a fair, well-run tenancy is good for everyone in it. A capable investor, working with an accredited advisor who understands the rules in each state, is not threatened by that. They simply build it into the plan.
Rules will keep changing, and a federal tax debate is now running alongside the state reforms. The response is the same in every case: know the detail, hold quality property well, and make decisions on the numbers rather than the noise.
Apply this to your position
If you would like to understand how the reforms in your state affect your property and your strategy, we would be happy to walk you through it.
For investors looking to hold quality property well through changing rules, professional guidance can make a meaningful difference.
This article has been prepared for general informational and educational purposes by ASPIRE Property Advisor Network. It does not constitute personal financial, taxation or legal advice and does not take into account any individual’s circumstances. Reform details and dates are drawn from the official state and territory tenancy authorities linked above and were accurate at the time of writing. Some measures remain proposed or are being phased in, so confirm the current position for your state before acting. You should seek independent professional advice before making any investment decision.