ACT Landlord-Tenant Laws: Complete Residential Tenancies Guide

The Australian Capital Territory (ACT) is recognised as having some of the most robust tenant protection laws in Australia. Governed by the Residential Tenancies Act 1997, the territory strictly regulates rent increases, mandates standard lease terms, and leads the nation in minimum energy efficiency standards for rental properties.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Tenancy laws in the ACT are strict and frequently updated. Always consult a qualified legal professional or the ACT Revenue Office. Information last verified: March 2026.

Key ACT Landlord Laws at a Glance

The Standard Residential Tenancy Terms

Every residential tenancy in the ACT is automatically governed by the Standard Residential Tenancy Terms (Schedule 1 of the Act). These terms form the basis of the lease. While landlords can add special conditions, they cannot contradict the standard terms without specific prior approval from the ACT Civil and Administrative Tribunal (ACAT).

Security Deposits (Rental Bonds)

Landlords can request a maximum of four weeks' rent as a bond. The ACT does not permit additional "pet bonds." The bond must be lodged with the ACT Rental Bonds Office within two weeks of receipt.

For more detail, see our Security Deposits deep dive.

Eviction Process (Notice to Vacate)

The ACT has abolished "no-cause" evictions. Landlords can only issue a Notice to Vacate for specific, legally approved reasons, such as the landlord intending to move in, selling the property, or the tenant breaching the lease (e.g., a 14-day notice for unpaid rent).

For more detail, see our Eviction Process guide.

Rent Increase Caps

The ACT is unique in Australia for its strict mechanism controlling the amount of rent increases. Rent can only be increased once every 12 months with 8 weeks' written notice. Furthermore, if a proposed increase exceeds the "prescribed amount" (which is linked to the Canberra Housing Consumer Price Index), the landlord must seek approval from ACAT unless the tenant explicitly agrees.

For more detail, see our Rent Increases guide.

Minimum Energy Efficiency Standards (MEES)

The ACT leads the country in energy standards. Currently, rental properties must meet a minimum R-value of R5 for ceiling insulation. This is mandatory for new leases and all rentals must be compliant by November 30, 2026. Compliance must be disclosed in all rental advertising.

For more detail, see our Required Disclosures and Maintenance Obligations guides.

Getting Started with Compliance

Managing a rental property in Canberra requires strict adherence to the exact wording of the Residential Tenancies Act 1997. Landager helps you track your R5 insulation compliance deadlines, automatically calculates your CPI-linked maximum rent increases, and ensures all your notices to ACAT and your tenants are generated accurately.

Explore more ACT residential compliance topics:

• Security Deposits
• Eviction Process
• Required Disclosures
• Rent Increases
• Lease Requirements
• Maintenance Obligations
• Late Fees