Can my landlord increase rent in NSW?

Yes, but only under specific conditions. On a periodic lease, your landlord must give 60 days written notice and can only increase rent once every 12 months. On a fixed-term lease, rent can only increase if the lease specifies the new amount or the method for calculating it.

How much notice does a landlord have to give for a rent increase in NSW?

At least 60 days written notice before the new rent takes effect, as required by the Residential Tenancies Act 2010 (NSW). The notice period starts from the day you receive it, not the day it was sent.

What can I do if my rent increase seems excessive in NSW?

You can apply to the NSW Civil and Administrative Tribunal (NCAT) to have the increase reviewed. You must apply within 30 days of receiving the notice. NCAT applications are free for tenants and assess whether the proposed rent is excessive compared to market rent for similar properties in the area.

NSW Rent Increase Rules 2026: Notice, Frequency, and What to Do

Q: How often can rent be increased in NSW?

Once every 12 months per tenancy. The 12 months is measured from when the last increase took effect, not from when notice was given.

Q: What makes a valid rent increase notice in NSW?

A valid notice must be in writing (email is acceptable), state the new rent amount in dollars, state the date the new rent takes effect, and give at least 60 days from the date you receive it. A verbal notice or a notice that only states a percentage without specifying the new dollar amount is not valid.

NSW rent increase rules at a glance

✓Minimum 60 days written notice required
✓Maximum once per 12 months per tenancy
✓Fixed-term leases: only if the lease specifies the amount or method
✓Notice must be in writing and state the new amount and start date
✓You can apply to NCAT within 30 days if the increase is excessive
✓NCAT applications are free for tenants

Can your landlord increase your rent in NSW?

Yes. NSW landlords can increase rent, but only under specific conditions. They cannot increase it whenever they like, by any amount they choose.

The rules apply to all residential tenancies in NSW, whether you are on a fixed-term lease or a periodic (ongoing) agreement. What they can do depends on which type you are on.

Periodic lease: Your landlord can increase rent with 60 days written notice, no more than once every 12 months.
Fixed-term lease: Rent can only be increased if your lease agreement specifies the new amount or the method for calculating it (for example, a percentage increase). If the lease does not include this, rent cannot be changed until the fixed term ends.

If your landlord tries to increase rent more frequently than once every 12 months, or without the correct notice, the increase is not valid. You do not have to pay the higher amount until a valid notice has been given.

How much notice does your landlord have to give?

At least 60 days written notice before the new rent takes effect. This is a hard requirement under the Residential Tenancies Act 2010 (NSW).

The notice period starts from the day you receive the notice, not the day it was sent. If notice was given with less than 60 days, the increase date is invalid. You can continue paying the old rent until 60 days have passed from receipt.

How often can rent be increased in NSW?

Once every 12 months, per tenancy. This means 12 months must have passed since the last increase took effect, not since the last notice was given.

If your landlord increased your rent in April 2025, the earliest the next increase can take effect is April 2026. A notice sent in February 2026 for a March 2026 start date would not be valid.

What makes a valid rent increase notice in NSW?

To be valid, a rent increase notice must:

Be in writing (email is acceptable)
State the new rent amount
State the date the new rent takes effect
Give at least 60 days from the date you receive it

A verbal notice from your property manager does not count. Neither does a notice that only states a percentage increase without specifying the new dollar amount.

If the notice is missing any of these elements, it is not valid. Contact NSW Fair Trading if you are unsure whether a notice you received meets these requirements.

What if the increase seems excessive?

You can apply to the NSW Civil and Administrative Tribunal (NCAT) to have the increase reviewed. You must apply within 30 days of receiving the notice.

NCAT assesses whether the proposed rent is excessive compared to market rent for similar properties in the area. Your landlord's costs, including mortgage repayments and interest rate changes, are not relevant factors.

To support a tribunal application, use the NSW Government's free Rent Check tool to look up the median rent for your postcode. It draws from real bond lodgements over the last 3 months. For a full guide on how to use it, see our NSW Rent Check walkthrough.

NCAT applications are free for tenants. You do not need a lawyer.

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How to respond to a rent increase in NSW

Check the notice is valid. Confirm it is in writing, states the new amount and date, and gives at least 60 days. If not, it is not enforceable yet.
Check the timing. Has it been at least 12 months since your last increase took effect? If not, you can reject the notice on that basis.
Assess whether it is reasonable. Use the two-benchmark test: CPI alignment and landlord replacement cost. Run NSW Rent Check for postcode market data.
Negotiate or dispute. Most landlords will negotiate with a reliable tenant who puts forward a specific, reasoned counter-offer. See our negotiation guide and counter-offer email templates. If negotiation does not work and the increase is above market, apply to NCAT within 30 days of receiving the notice.

NSW rent increase rules: summary table

Rule	NSW requirement
Notice period	60 days written notice
Frequency	Once per 12 months (per tenancy)
Fixed-term lease	Only if lease specifies amount or method
Notice format	In writing, must state new amount and start date
Dispute body	NCAT
Dispute window	Within 30 days of receiving notice
Dispute cost	Free for tenants
Assessment basis	Market rent for comparable properties

This is a general guide. Verify current rules with NSW Fair Trading before taking action.

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