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Should we renew our lease or move?

Your lease is coming to an end. Each state sets its own rules, but in the big four states rent can only rise once a year, and landlords now need a reason to end most tenancies. Here’s what can change, the notice each side must give, and what moving really costs.

Last checked 8 Oct 2026·Information, not advice

In 30 seconds

  • Rent can only go up once every 12 months in NSW, Victoria, Queensland and WA, with 60 to 90 days’ written notice
  • In NSW, Victoria and Queensland the landlord now needs a valid reason to end your tenancy. In WA they can still end it with notice
  • If you do nothing at the end of a fixed term, the lease usually rolls on as a periodic one. To leave, you give between 14 and 30 days’ notice, depending on the state
Rent risesOnce a yearNSW, Vic, Qld and WA
Notice of a rise60–90 days90 in Vic, 2 months in Qld, 60 days in NSW and WA
Your notice to leave14–30 daysAt the end of a fixed term, by state
NSW break fee1–4 weeks’ rentFixed terms of 3 years or less

Renew, go periodic or move?

When a fixed term ends and nobody does anything, the lease usually carries on as a periodic (rolling) agreement on the same terms. In Victoria and WA this happens automatically. You then have three choices.

OptionWhat it means
Sign a new fixed termThe rent is set for the term unless the lease says how it can rise. You can’t leave early without break costs
Stay on a periodic leaseMore flexible: you can leave with a few weeks’ notice. Rent can still rise once a year
MoveYou pay removals and connection costs, and usually a new bond before the old one comes back

Rent increases by state

StateHow oftenNotice you must get
NSWOnce every 12 months, for all leases, since 31 October 2024At least 60 days in writing, stating the new rent and the date
VictoriaOnce every 12 monthsAt least 90 days on the official form (60 days for notices given before 25 November 2025)
QueenslandOnly if 12 months have passed since the current rent became payable for the property, even with a new tenant2 months in writing. A rise in a fixed term must be allowed by the lease
WAOnce every 12 months for agreements signed from 29 July 2024At least 60 days on Form 10

A rise without proper notice isn’t valid. If you think a rise is excessive, you can challenge it: in WA you apply to the Magistrates Court within 30 days of the notice, and in Victoria you can ask Consumer Affairs Victoria to assess it.

Routine inspections. Whether you renew or not, your landlord can inspect with written notice: in NSW up to 4 times a year with 7 days’ notice, in Victoria once every 6 months but not in the first 3 months, and in Queensland no more than once every 3 months.

Can the landlord ask you to leave?

  • NSW: since 19 May 2025, a landlord needs a valid reason, such as selling with vacant possession, major renovations or moving in, plus evidence. For these reasons they must give at least 60 days’ notice on a fixed term of 6 months or less, and 90 days on a longer fixed term or a periodic lease
  • Victoria: since 25 November 2025, a landlord can’t give a notice to vacate without a valid reason, even at the end of a fixed term. Most of these notices need 90 days
  • Queensland: since 1 October 2022, landlords can’t end a tenancy “without grounds”. The end of a fixed term is still an approved reason
  • WA: a landlord can end a periodic lease with 60 days’ notice, or a fixed term with 30 days’ notice before the end date

Giving notice to leave

StateEnd of a fixed termPeriodic lease
NSW14 days21 days
Victoria28 days, ending on or after the last day of the term28 days
QueenslandThe later of 14 days or the end of the term (Form 13)14 days
WA30 days before the end date (Form 22)21 days

Always give notice in writing, and add extra days if you post it.

Breaking a lease early

  • NSW: on a fixed term of 3 years or less signed since 23 March 2020, there’s a set break fee: 4 weeks’ rent in the first quarter of the term, 3 weeks in the second, 2 in the third and 1 in the last
  • Victoria: there’s no set fee, but you cover the landlord’s actual losses, such as rent until someone moves in, part of the re-letting fee and advertising
  • Queensland and WA: the landlord can claim reasonable costs, such as advertising and rent until a new tenant moves in or the term ends
  • People experiencing family violence can end a lease early under special rules: ask your state tenancy body or a tenants’ advice service

Moving out and your bond

  1. Get the entry condition report and photos from when you moved in
  2. Clean thoroughly, fix any damage you caused and return all keys
  3. Ask for the final inspection, and compare it room by room with the entry report. Fair wear and tear isn’t your cost
  4. Claim the bond through your state bond authority. If you disagree with a claim, your state tribunal decides
NSW: take your bond with you. Smart Rental Bonds now let NSW renters move their bond to a new rental for a A$25 fee, if they move within 4 weeks of the old tenancy ending. If the new bond is higher, you pay the difference.

Staying or moving: the real cost

Add up removals, any overlap in rent, a second bond while you wait for the first, and reconnecting power and internet. If the new place saves less than that in a year, staying may cost less. The moving fund calculator adds it up. Thinking of buying instead? See Can we buy a home in Australia?, or for the search itself, How do I find a place to rent?

What to do next

  1. Check when your fixed term ends and your state’s notice period to leave
  2. Check the date of your last rent rise before agreeing to a new one
  3. If you move, book the final inspection and claim your bond straight away

Keep going

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