Australian Rental Reforms 2026-27

Australian rental reforms continue to accelerate in 2026-27, with NSW launching portable digital bonds, no-grounds eviction bans now law in multiple states, Queensland embedding minimum housing standards and annual rent increase limits, the ACT capping increases at CPI plus 10%, and the federal government boosting Commonwealth Rent Assistance by 15% — the largest single increase in over a decade.

Data in this article is sourced from state tenancy authorities, state budget papers, and Services Australia as at 5 July 2026.

Federal: Commonwealth Rent Assistance boost

The 15% increase to Commonwealth Rent Assistance maximum rates took effect on 20 March 2026. New maximum fortnightly rates:

Single, no children: $212.40 (up from $184.60)
Single sharer: $141.60 (up from $123.00)
Couple, no children: $200.20 (up from $174.00)
Single with 1-2 children: $248.15 (up from $215.80)

CRA is calculated at 75 cents per dollar of rent above the minimum threshold ($148.60 per fortnight for singles). It is tax-free, automatically paid to approximately 1.3 million Australians receiving qualifying Centrelink payments, and does not need to be declared as income.

The increase responds to rental vacancy rates hitting historic lows of 0.8% in Sydney and Perth. It follows prior boosts of 15% in September 2023 and 10% in September 2024.

New South Wales

NSW has been the most active state on rental reform, with multiple tranches of legislation now in effect or launching in 2026.

Smart Rental Bonds (portable bonds)

Launching mid-2026, Smart Rental Bonds allows tenants to digitally transfer their bond between properties for a $25 fee through Rental Bonds Online. The system works as follows:

Tenant is notified when the landlord or agent lodges a bond request
Tenant logs in and chooses to pay the new bond upfront or use Smart Rental Bonds
If the new bond is higher, the tenant pays the difference; if lower, they get the difference back (assuming no agreed claim)
If the landlord makes a claim and the tenant agrees, the NSW Government pays the landlord upfront and the tenant repays the government

With approximately 330,000 households moving each year and most tenancies lasting less than 2 years, portable bonds address a significant cash flow problem for renters.

No-grounds eviction ban

Enacted from 19 May 2025, NSW now limits the reasons a landlord can end a lease, ending the practice of no-grounds evictions.

Rent increase limits

Rent increases are limited to once per year, enacted from 31 October 2024.

Pets in rentals

Enacted from 19 May 2025, making it easier to keep pets in rental properties with limited landlord refusal grounds.

Fee-free rent payment

From 2 March 2026, tenants can choose to pay rent through Centrepay at no cost.

Enforcement

A dedicated Rental Taskforce with $8.4 million in funding holds landlords and agents to account. The Rental Commissioner, Trina Jones, oversees reform implementation and coordinates the Smart Rental Bonds rollout.

Victoria

Victoria's rental reforms focus on minimum standards and the short-stay levy.

Short-Stay Levy

The 7.5% levy on total booking fees for stays under 28 consecutive days has been in effect since 1 January 2025 and continues through 2026-27. Collected by booking platforms (Airbnb, Stayz) or property owners for direct bookings. Providers earning more than $75,000 in short-stay revenue must lodge quarterly returns; those below $75,000 lodge annual returns. The levy is designed to rebalance the short-term and long-term rental markets.

Minimum standards

Victoria continues to enforce minimum rental standards covering ventilation, heating, structural soundness, and amenities. Landlords must ensure properties meet these standards before a tenancy begins.

Queensland

Queensland's rental reforms were enacted through the Residential Tenancies and Rooming Accommodation and Other Legislation Amendment Act 2024, implemented in three tranches.

Implementation timeline

First tranche (6 June 2024): Initial reforms
Second tranche (30 September 2024): Additional measures
Third tranche (1 May 2025): Full suite of reforms now active

Key reform areas

Rent increase frequency: Annual limits on how often rent can be increased
Privacy and access: Entry notice requirements and inspection rules
Bond processes: Lodgement, variations, claims, and dispute resolution
Tenant modifications: Rights to make minor modifications to the property
Personalisation: Rules around hanging pictures and making the property feel like home
Minimum housing standards: Pre-tenancy inspection, routine inspection, and repair documentation requirements

Landlord compliance obligations for 2026

Landlords and property managers must maintain records covering: rent receipts and increases, entry notices and inspections, bond lodgements and claims, repair requests and completions, minimum standards compliance, fees and charges, modifications and personalisation approvals, and tenant requests and responses.

Australian Capital Territory

The ACT has the most prescriptive rent increase cap in Australia.

CPI + 10% cap

Rent increases are capped at the growth in Canberra's rental CPI plus 10%. The measurement period runs from the date of the last rent increase notice (or the tenancy start date if no previous increase). Increases are limited to once every 12 months, even across consecutive tenancy agreements — you cannot reset the clock by issuing a new lease.

At least 8 weeks written notice is required. The CPI rate is updated quarterly based on ABS data. If there is no CPI change, the prescribed amount stays the same and the landlord cannot increase rent.

To exceed the prescribed amount, the landlord must obtain the tenant's written agreement or an ACAT order.

Example calculations

$500/week rent with 2% CPI: Maximum increase of 2.2% ($11 per week)
$1,000/week rent with 1% CPI: Maximum increase of 1.1% ($11 per week)

Dispute resolution

The ACT Civil and Administrative Tribunal (ACAT) decides disputes and can allow, disallow, or modify a proposed increase.

Other jurisdictions

Western Australia

WA has been slower to adopt rental reforms compared to eastern states. No-grounds evictions remain permitted, and there is no cap on rent increase frequency, though the state government has signalled interest in aligning with national trends.

South Australia

SA's rental reforms have focused on minimum standards and bond processes, though the state has not yet introduced no-grounds eviction bans or rent increase caps comparable to NSW, Victoria, Queensland, or the ACT.

Tasmania and Northern Territory

Both jurisdictions have rental frameworks that remain less regulated than the eastern states, with fewer restrictions on evictions and rent increases. However, both are participating in federal housing programs including the HAFF and National Housing Accord.

FAQ

Can my landlord increase the rent multiple times per year?

In NSW, Victoria, Queensland, and the ACT, rent can only be increased once every 12 months. In WA, SA, TAS, and NT, the rules vary — check your state's tenancy authority for current limits.

What is a portable bond?

A portable bond allows you to transfer your existing rental bond from your current property to a new one without having to pay a new bond upfront and wait for the old one to be refunded. NSW is launching this system in mid-2026.

What happens if my landlord tries to evict me without a reason?

In NSW (from 19 May 2025), no-grounds evictions are banned. Landlords must provide a valid reason such as sale of the property, major renovation, or breach of tenancy agreement. Similar protections exist in Victoria, Queensland, and the ACT.

Are there any rules about pets in rental properties?

In NSW (from 19 May 2025), tenants have a right to keep pets subject to reasonable conditions. Landlords can only refuse on specific grounds, such as strata by-laws prohibiting pets or the property being unsuitable.

How do I apply for Commonwealth Rent Assistance?

You don't need to apply separately. If you receive a qualifying Centrelink payment (JobSeeker, Age Pension, Family Tax Benefit, etc.), pay private rent above the minimum threshold, and have a formal tenancy agreement, CRA is automatically added to your payment.