Property Management

An owners corporation in Victoria under the Owners Corporations Act 2006 has a common fund levy that a lot owner has not paid for over two years. What enforcement mechanism is available to the owners corporation?

In Queensland, all rental bonds must be lodged with:

A residential property in Queensland has a swimming pool. Under pool safety legislation, the property manager must ensure:

A WA property manager suspects a tenant is using the residential premises to operate an unlawful business. What is the correct course of action?

In WA, what property condition reporting obligation does a property manager have at the start of a tenancy?

As at 1 July 2025, what is the maximum security bond for a WA residential tenancy where the weekly rent is $1,200 or less?

Which Act primarily governs residential tenancy agreements in South Australia?

An Adelaide landlord is setting the bond for a new residential lease. What is the most the landlord can require?

Where must a residential tenancy bond be lodged in South Australia?

What is the role of the SA Civil and Administrative Tribunal (SACAT) in tenancy disputes?

A tenant tells an Adelaide property manager that the oven has stopped working. What are the manager's obligations?

In SA, what is the process for a landlord to apply to SACAT for possession of a property when the tenant is in serious breach of the tenancy agreement?

Which legislation primarily governs residential tenancy agreements in Western Australia?

In WA, where must a tenant's security bond be lodged?

Under the Residential Tenancies Act 1997 (Vic), what is the maximum bond a landlord can require for a residential property where the weekly rent is $900 or less?

A tenant in Victoria requests urgent repairs for a burst water pipe. Under the Residential Tenancies Act 1997, what is the landlord's obligation?

Under the Residential Tenancies Act 1997 (Vic), which of the following minimum standards must a rental property meet before being offered for lease?

A WA property manager must conduct routine inspections of a rental property. What is the maximum frequency allowed without the tenant's consent?

Under WA law, if a tenant wants to end a periodic tenancy, how much notice must they provide?

A WA landlord needs to carry out urgent repairs to the rental property. What is classified as an urgent repair under the Residential Tenancies Act 1987?

A NSW landlord is selling a tenanted house and the agent wants to show it to prospective buyers. What notice and frequency rules apply to these inspections?

A property manager discovers that bond money was incorrectly lodged with the rental bond authority 3 months ago - $200 less than the actual bond paid by the tenant. What is the most appropriate course of action?

A tenant in Victoria has paid a bond of $2,000. Where must this bond be lodged and within what timeframe?

Who is responsible for lodging the rental bond with the relevant state authority after it has been collected from the tenant?

A tenant has vacated a property leaving significant damage beyond normal wear and tear. The estimated repair cost is $3,500, but the bond held is only $2,000. What is the most appropriate course of action for the property manager?

A dispute arises over bond refund where the landlord claims $800 for carpet cleaning and $1,200 for repainting due to 'normal wear and tear' after a 3-year tenancy. Under residential tenancy principles, what is the most likely outcome?

A property manager in South Australia receives a bond claim dispute where the landlord claims $800 for carpet cleaning and $1,200 for repainting from a $2,000 bond. The tenant disputes both claims, arguing normal wear and tear. What is the most appropriate initial action?

Under most Australian residential tenancy laws, what is the usual maximum bond for a home let at an ordinary weekly rent?

What is the maximum bond amount that can be charged for a residential tenancy in NSW?

A tenant has vacated leaving serious pet stains on the carpet that were not disclosed during the tenancy. The carpet was 3 years old when the tenancy began and is now 5 years old. How should the bond claim be calculated?

In NSW, how long does a landlord have to lodge a rental bond with NSW Fair Trading after receiving it from the tenant?

A tenant vacates a property leaving $800 in unpaid water charges and $300 in cleaning costs. The bond held is $2000. What is the correct procedure for bond disbursement?

An Adelaide house is let in 2026 at $850 a week (an invented figure). What is the maximum bond the landlord may require?

In 2026 a Queensland house is let at $1,100 a week (an invented figure). What is the most the property manager may take as a rental bond?

A Queensland tenant has already paid a bond of 4 weeks' rent. The landlord now approves a dog and wants an extra 'pet bond' of one week's rent. What is the position?

After a renter moves out of a Victorian property in November 2026, the rental provider wants to claim part of the bond for cleaning. What must she do before lodging the claim?

At the end of a NSW tenancy, the agent lodges a claim on part of the bond for repairing damage. The tenant has not agreed to the claim. What must the agent give the tenant, and when?

A Queensland property manager claims part of a bond lodged in 2025 for cleaning after the tenant leaves. What must she give the tenant?

A new Victorian tenant hands the agency a bond cheque made payable to the RTBA, and the bond is being lodged on a paper form. What should the agency do with the cheque?

In October 2026 a new Victorian renter tells the rental provider in writing that she will pay her bond directly to the RTBA. How should the bond be dealt with?

A registered SA agent and a private landlord each receive a bond on the same day. How long does each have to lodge it with the Commissioner?

A new SA tenant in 2026 would prefer not to pay her bond to the agency. What option does she have?

An SA tenant pays her bond to the agent in person. Within what time must she be given a receipt?

A WA tenant pays a security bond in cash at the agency. When must the receipt be issued?

At the end of a WA tenancy, on what basis can Bonds Administration release the security bond?

A Queensland tenant fails to fix damage to the garden by the date in a notice to remedy breach. The breach is not about rent. What is the minimum notice to leave?

What is the primary purpose of a condition report in residential tenancy management?

If a tenant fails to return a signed condition report within the required timeframe, what is the legal implication?

In NSW, if a tenant disagrees with the condition report provided by the landlord, what action should they take?

Which document is essential for both landlords and tenants to complete before the commencement of a tenancy to record the property's condition?

When must a property manager provide a tenant with a condition report for a new tenancy?

When completing a condition report, what is the most important principle a property manager should follow?

Who is responsible for completing the ingoing condition report in a residential tenancy?

The same two tenants renew their NSW lease for another 12 months. Six months later, a third person moves in as a new co-tenant. How many new condition reports are required?

A NSW agency plans to charge successful rental applicants a fee to cover tenant background and database checks and preparing the lease. Can it do so?

A managing agent collects rent throughout March for a landlord who has given no special payment instructions. When must the agent pay the landlord?

A NSW house being leased has a shared driveway, and the neighbour has a registered right of way to drive across it. The property manager plans to say nothing unless asked. What must the manager do?

A tenant has a 12-month fixed-term lease in NSW. With 80 days left, the landlord gives a valid 90-day notice on the proposed sale ground. The tenant finds another home and wants to leave in three weeks. What is her position?

In 2026 a South Australian landlord wants a tenant to leave when a 12-month fixed term ends, only because the term is over. What does the law allow?

A South Australian landlord intends to occupy the property when a tenant's fixed term ends. What notice must she give to end the tenancy at the end of the term?

A Victorian renter's 12-month fixed-term agreement ends in March 2026. Neither party signs a new agreement, and the rental provider has no valid reason to end the tenancy. What happens on the end date?

A Queensland lessor wants vacant possession when a 12-month fixed-term agreement ends. Using the end of the fixed term as the ground, what is the minimum notice to leave?

A WA lessor wants vacant possession when a fixed-term tenancy expires. What must the lessor do for the tenancy to end on the expiry date?

A Queensland tenant paid a 6-week bond in 2023 when the rent was over $700 a week. The tenancy renewed in 2025. How can the excess above 4 weeks' rent be recovered?

As at November 2026, a Victorian agency wants to charge each rental applicant a small fee to process the application, and renters a fee for paying rent by card. May it?

Four months into a 12-month NSW fixed-term lease, the landlord decides to sell and wants the tenant out in 90 days. The tenant is not in breach. What is the position?

Five months into a 12-month Queensland fixed-term agreement, the owner decides to move back into the property and gives 2 months' notice on the owner occupation ground. What is the effect?

To sort out serious applicants, a NSW property manager asks everyone applying for a unit to pay a holding fee of one week's rent with their application. Is this permitted?

In NSW, what is the minimum notice period a landlord must give before entering a rental property for a routine inspection?

A property manager discovers that a rental property's smoke alarms were not compliant with current legislation during a routine inspection. The tenant has been in the property for 18 months. Who bears the legal responsibility and liability for this non-compliance?

A property manager discovers that a rental property has been operating without a valid smoke alarm system for three months. What are the potential legal implications?

Under Queensland's Residential Tenancies and Rooming Accommodation Act, what is the maximum frequency for routine property inspections?

In Victoria, what is the minimum notice period a landlord must give for a routine property inspection?

Who is responsible for paying water usage charges in a standard residential tenancy in NSW?

A property manager in South Australia discovers that a rental property's smoke alarm system does not comply with current legislative requirements. The landlord refuses to upgrade the system citing cost concerns. What is the property manager's primary legal obligation?

A property manager discovers that a rental property's smoke alarm compliance certificate has expired during an existing tenancy. What is the most legally compliant course of action?

A property manager has found a tenant for a new landlord client in NSW. Before the residential tenancy agreement is signed, what must the managing agent ensure regarding the landlord information statement?

A fixed-term lease in NSW expires and the tenant continues to pay rent which the landlord accepts. What type of tenancy arrangement now exists?

Under NSW tenancy law, which of the following lease terms would be considered invalid and unenforceable?

A property manager discovers that a tenant has installed a garden shed without permission. Under most residential tenancy laws, this modification would be considered:

A property manager receives a complaint that a tenant is operating a commercial dog grooming business from a residential property in breach of the lease. The local council confirms this violates zoning laws. What is the most legally sound approach?

A landlord wants to increase rent during a periodic tenancy in Queensland. What is the minimum notice period required?

In NSW, what is the minimum notice period a landlord must give a tenant for a rent increase during a periodic tenancy?

A tenant in Queensland wants to install a security camera system. What is the most appropriate action for the property manager?

In Western Australia, a landlord wants to increase rent for a periodic tenancy. What is the minimum notice period required and how frequently can rent increases occur?

A property manager discovers that a tenant has installed a dishwasher without permission, causing minor damage to kitchen cabinetry. The lease prohibits alterations without consent. What is the most appropriate course of action under residential tenancy law?

A property manager receives a complaint from neighbors about excessive noise from a rental property during a tenant's party at 2 AM on a Saturday night. The lease contains a clause prohibiting activities that disturb neighbors. What is the most legally sound approach under residential tenancy legislation?

A property manager receives a rental application with a holding deposit. If the application is successful but the applicant withdraws before signing the lease, what typically happens to the holding deposit?

A fixed-term lease expires and the tenant continues to pay rent which the landlord accepts. What type of tenancy has been created?

A lease agreement contains a clause requiring the tenant to pay for professional carpet cleaning at the end of the tenancy, regardless of the carpet's condition. What is the likely status of this clause?

A landlord in South Australia wants to increase rent during a fixed-term lease that contains no rent review clause. Under what circumstances is this possible?

A Toowoomba tenant's fixed-term lease expires, and she stays on with the landlord's consent without signing a new lease. What type of tenancy now exists?

A property manager discovers that a tenant has installed a satellite dish without permission. The lease prohibits modifications without consent. What is the most appropriate first step under Australian tenancy law?

In Victoria, a fixed-term lease expires and the tenant remains in the property with the landlord's consent but no new agreement is signed. What type of tenancy is created?

A property manager discovers that a residential tenancy agreement contains a clause stating 'tenant waives all rights to dispute bond deductions.' What is the legal status of this clause?

A tenant in Victoria wants to install a dishwasher that requires minor plumbing modifications. What should the property manager advise?

At a routine inspection, a Victorian property manager finds the renter has removed the built-in wardrobes and fitted open shelving without the rental provider's consent. What should the property manager do first?

A tenant reports a broken hot water system on Monday morning. What is the property manager's primary obligation under Australian tenancy law?

A property manager receives a maintenance request for a broken air conditioner during summer. The repair will cost $800 and the property manager has a maintenance authority limit of $500. What should they do?

A renter in Victoria reported a failed hot water system 3 days ago, and the rental provider has not arranged a repair. What can the renter do under the Residential Tenancies Act 1997 (Vic)?

Which of the following is typically considered an urgent repair that a landlord must address immediately under Australian tenancy legislation?

A tenant in Queensland reports that the hot water system has completely failed. As the property manager, what is your primary obligation?

Under Victorian residential tenancy law, which of the following is NOT considered an urgent repair?

A tenant reports a broken hot water system on Monday morning. Under most Residential Tenancies Acts, this would be classified as what type of repair?

Which of the following repairs is typically considered the tenant's responsibility under Australian residential tenancy laws?

A property manager receives a maintenance request from a tenant about a broken hot water system. What is the most appropriate timeframe for addressing this issue under residential tenancy legislation?

A tenant reports a blocked drain in the kitchen sink. Who is generally responsible for this repair under Australian tenancy law?

A property manager receives a maintenance request for a broken air conditioning unit during summer. The repair will take 5 days to complete. What is the most appropriate action?

A property manager receives an urgent repair request for a gas leak on a Friday evening. The tenant has vacated temporarily for safety. What is the property manager's primary legal obligation in this scenario?

In early 2026 a rental provider tells her Victorian agent to start advertising a house now and fix the broken fixed heater 'before anyone moves in'. The heater is required by the minimum standards. What should the agent advise?

In 2026 a NSW landlord asks the agent to end a periodic tenancy because he simply wants a new tenant. The current tenant pays on time and keeps the property well. What should the agent advise?

A NSW tenant's rent has been unpaid for 16 days, and the agent gives a 14-day non-payment termination notice. Before the termination date, the tenant pays all the arrears. What is the effect?

A NSW tenant has asked in writing three times for a broken kitchen cupboard to be fixed, without response. She tells the property manager she will stop paying rent until it is repaired. What is the correct advice?

Since 25 November 2025, which of these can still support a Victorian rental provider's notice to vacate on a periodic agreement?

In December 2025 a Victorian rental provider wants the renter out when the first 12-month fixed term ends, simply because she would prefer a new renter. She has no other reason. What can her agent do?

A South Australian landlord wants to end a periodic tenancy because she needs the house for substantial renovation. What is the minimum notice, and on which form?

A South Australian tenant on a periodic agreement keeps a pet without authorisation, which is a prescribed ground. What notice can the landlord give to end the tenancy on that ground?

As at 2026, a WA landlord approves a tenant's dog under a residential tenancy. What is the most that may be charged as a pet bond?

A NSW tenant gives the property manager a completed pet application form for a small dog. The landlord is travelling and nobody responds for 25 days. What is the result?

A tenant in a NSW apartment with no yard applies to keep an indoor cat that will use a litter box. The landlord refuses because there is not enough open space for the cat to go to the toilet. Is this a valid reason?

A landlord lives in a townhouse next door to the NSW townhouse she rents out. She refuses a tenant's application for a dog, citing only that she lives in the rental home. Is the refusal valid?

A South Australian landlord ended a tenancy on the ground that she would move in. Two months later she changes her mind and wants to rent the property to a new tenant. What applies?

A NSW landlord ended a tenancy on the ground that her son would move in for at least 6 months. Three months after the termination date, her son takes a job overseas and she asks the agent to find a new tenant straight away. What should the agent advise?

A Queensland tenant did not pay the rent arrears by the date in a notice to remedy breach. What is the minimum notice period for the notice to leave that follows?

A popular Bondi apartment receives 40 applications at the advertised rent. The property manager emails the shortlisted applicants inviting them to say how much more they would pay per week. How does NSW law treat this?

A Victorian applicant with a short rental history offers to pay three months' rent in advance to improve the application. The rent is $550 a week (an invented figure). What may the agent accept?

On 1 March 2026 a Victorian agent gives a renter written notice, on the approved form, that rent will rise from 1 May 2026. The last increase was 18 months ago. Is the increase valid?

A NSW periodic tenancy started on 1 March 2026 and the rent has never been increased. The landlord wants a rent increase to take effect from 1 December 2026 and will give 60 days' written notice. Can the increase take effect then?

A NSW landlord increased the rent five months ago. The same tenants, who have stayed in the property, now sign a new 12-month fixed-term lease with the same landlord, and the landlord wants a higher rent from the start of the new lease. What applies?

A NSW agency tells all new tenants they must pay rent through a particular third-party app that charges a convenience fee on each payment. Is this compliant?

Twelve groups inspect a Victorian rental advertised at $580 a week. The property manager tells them, 'Offering more rent will help your application.' What does CAV say?

A Victorian landlord wants a rental listing to read '$620–$660 per week' to test the market. How must the rent be advertised?

A leasing agent asks every rental applicant to pay a small fee to cover a background and credit check. Which NSW law does this breach?

In June 2026 a Victorian agency's own rental application form asks applicants for their marital status and their previous rental history. What is the problem?

A Melbourne unit is advertised at a fixed rent. Without being asked, one applicant tells the agent she will pay $40 a week more than the advertised rent to secure it. What should the agent do?

In Victoria, if a tenant fails to pay rent on time, what is the minimum notice period before a landlord can apply to VCAT for possession of the property?

A fixed-term lease in Queensland is due to expire in 30 days. The landlord wants to increase rent by 15% and the tenant wants to renew. The property manager checks comparable rentals and finds the increase is justified by market conditions. What is the minimum notice period required for the rent increase?

A residential tenancy agreement in Western Australia contains a clause stating 'no pets allowed.' The tenant later acquires a certified assistance animal. What is the legal position?

Under the Residential Tenancies Act, which document must be provided to tenants before they sign a lease agreement?

A tenant has abandoned the property mid-lease without notice, leaving personal belongings behind. What is the correct procedure for the property manager?

What is the minimum notice period a landlord must give a tenant to enter the property for a routine inspection in most Australian states?

In Western Australia, a landlord wishes to terminate a periodic tenancy without grounds. What is the minimum notice period required under current legislation?

A tenant in Queensland wants to build a raised garden bed fixed into the ground in the backyard of their rental property. Under the Residential Tenancies and Rooming Accommodation Act 2008 (Qld), what must they do?

A Victorian property manager reviews safety obligations for her portfolio in 2026. How often must smoke alarm safety checks be arranged for each rental agreement?

A renter moves into a Victorian house with gas heating in November 2026. Records show the last gas safety check was done in 2023. What must the rental provider do?

A WA owner has exchanged contracts on a house she lets month to month, and the buyer requires vacant possession. On that sale ground, what is the minimum termination period?

A NSW agency manages a beach house as short-term holiday accommodation for stays of one or two weeks. A guest pays a booking deposit to the agency. How must the agency treat this money?

In September 2026, a NSW landlord tells the agent to end a tenant's 12-month fixed-term lease at its expiry because he would simply prefer new tenants. The tenant has not breached the lease. What should the agent advise?

A NSW tenant has a 6-month fixed-term lease. The landlord's daughter will move into the property when the term ends. What is the minimum notice for a termination at the end of the term?

A NSW landlord with a periodic tenancy plans significant renovations that require the property to be vacant. What is the minimum termination notice the agent must give the tenant?

A NSW tenant on a periodic agreement has repeatedly breached the agreement by keeping an unapproved business on the premises. What is the minimum termination notice for breach?

A NSW landlord wants to stop renting out a property under a periodic tenancy and use it for a different purpose. Which statement about the termination is correct?

A Queensland lessor signs a sale contract requiring vacant possession of a house let under a periodic agreement. What is the minimum notice to leave on the sale contract ground?

A fire makes a NSW rental house completely unusable as a home. How quickly can the tenancy be ended on that ground?

A cyclone makes a Queensland rental home non-livable. When does a notice to leave given on the non-livability ground take effect?

A NSW landlord has just exchanged contracts to sell a periodic-let house, and the contract requires vacant possession. What is the minimum termination notice for this ground?

A landlord wants to sell a house that is let under a periodic tenancy and needs vacant possession for the marketing campaign. No contract has been signed yet. What must the termination notice include to comply?

On a Saturday night a water service bursts in a NSW rental. The tenant cannot reach the agent or landlord, so she calls a licensed plumber and pays $650 (invented). As at September 2026, what is she entitled to?