Eviction notice

I've been told to leave

No-grounds evictions ended in May 2025. Check the notice.

1. 01No-grounds evictions ended on 19 May 2025

   s 84

   A landlord must now give a specific, lawful ground to end any tenancy — periodic or fixed term. A termination notice with no reason on it is not valid, and penalties can apply for unlawful terminations.

   You might have been told: "Your lease is up, we do not need a reason." Since 19 May 2025 a reason is required for every lease type.

   Next step: Read the notice: it must be in writing, signed and dated, state the ground, state the end date, and come with a termination information statement and supporting evidence.

   Residential Tenancies Act 2010 (NSW) s 84, as amended by the Residential Tenancies Amendment Act 2024

2. 02How much notice depends on the ground

   s 84

   For no-fault grounds like a proposed sale, significant renovations, a change of use, or the landlord or their family moving in: 60 days on a fixed term of 6 months or less, and 90 days on a longer fixed term or a periodic agreement. For an actual sale of the property: 30 days. For a breach of the agreement or non-payment of rent: 14 days.

   You might have been told: "You have two weeks to get out because we are selling." A proposed sale needs 60 or 90 days, not 14.

   Next step: Check the ground on the notice against the required notice period. A short notice can be challenged at NCAT.

   Residential Tenancies Act 2010 (NSW) s 84; notice periods published by NSW Fair Trading

3. 03A termination notice is not an eviction

   s 84

   A notice does not by itself force you out. If you do not leave by the date on it, the landlord has to apply to NCAT for a termination order, and you can put your case at that hearing. Only the Sheriff can carry out an eviction.

   You might have been told: "If you are not out by Friday we are changing the locks." Lock-outs by a landlord are not lawful.

   Next step: If you have been locked out or threatened with it, call NSW Fair Trading on 13 32 20 and get advice from a Tenants Advice service.

   Residential Tenancies Act 2010 (NSW) s 84 (notice); termination orders under Part 5

4. 04A retaliatory notice can be thrown out

   s 115

   If you get a termination notice because you asked for repairs, complained to Fair Trading, tried to enforce your rights, or took the landlord to the Tribunal, NCAT can declare the notice retaliatory and of no effect.

   You might have been told: "Ask for repairs and you will be out." A notice given in response to enforcing your rights can be set aside.

   Next step: Apply to NCAT before the termination date, with your repair requests and the notice showing the timeline.

   Residential Tenancies Act 2010 (NSW) s 115