Australian Capital Territory Rental Law Changes 2026

Part 15 of the Rental Rule Changes Watch 2026 series.

Australian Capital Territory tenancy compliance is not the same as Australian federal tax compliance.

The Australian Taxation Office sets national rental tax expectations. Australian Capital Territory rental compliance comes from the Residential Tenancies Act 1997, Australian Capital Territory Government renting guidance, the ACT Revenue Office for rental bonds, and the ACT Civil and Administrative Tribunal for disputes.

This guide is for the Australian Capital Territory, Australia. It does not describe rental rules for New South Wales, Queensland, South Australia, Tasmania, Victoria, Western Australia, or the Northern Territory.

The 2026 Australian Capital Territory Timeline To Keep In The File

The Australian Capital Territory Government’s rental law pages were updated across 2025 and January 2026, and The Renting Book was updated in January 2026. The Residential Tenancies Act 1997 current version on the ACT Legislation Register is effective from 26 November 2025.

For property owners, the practical 2026 file should track:

• rental advertisement disclosures before the property is listed
• The Renting Book, Energy Efficiency Rating, asbestos, pool, unit title, and ceiling insulation information given before signing
• condition report timing at move-in
• bond receipts and ACT Revenue Office lodgement records
• rent increase dates and calculations
• pet requests, modification requests, and Tribunal applications where needed
• urgent and non-urgent repair requests, access notices, and completion evidence
• ceiling insulation compliance or exemption evidence
• notices to remedy, notices to vacate, final inspection records, and bond release evidence

Before Renting: Ads Need Fixed Rent And Disclosure Evidence

The Australian Capital Territory Government says rental property advertisements must include the rent at a fixed amount, the Energy Efficiency Rating for the property, any special conditions, whether the premises can be made accessible for individuals with disability, and whether the rental property complies with the ceiling insulation standard.

If the property is a unit or townhouse, the ad must also say if it is part of an embedded network.

The same guidance says rent bidding is where a person offers to pay more rent than the advertised amount, and landlords and real estate agents must not ask for or invite offers of rent higher than the advertised price.

Keep:

• advertisement screenshots
• fixed rent amount
• Energy Efficiency Rating statement
• ceiling insulation compliance or exemption wording
• special conditions
• accessibility statement
• embedded-network disclosure, if relevant
• agent instructions showing no rent bidding invitation
• enquiry records that show applicants were not invited to exceed the advertised rent

The article file should not start only when the lease is signed. In the Australian Capital Territory, the advertisement itself is part of the compliance record.

Starting A Tenancy: Information Given Before Signing Matters

The Australian Capital Territory Government says landlords must give tenants specific information before signing a tenancy agreement.

That includes:

• a copy of the tenancy agreement, including standard residential tenancy terms
• a copy of The Renting Book, or details about where to find it online
• an Energy Efficiency Rating statement, if there is one
• an asbestos assessment report or asbestos advice
• a statement about whether the rental property complies with the minimum ceiling insulation standard
• safety information for any regulated swimming pool at the property
• a unit title rental certificate, if the property is a unit

Keep the version or link of The Renting Book that was provided, the signed tenancy agreement, the disclosure pack, and the date the tenant received those documents.

The starting file should also include bond evidence. The Australian Capital Territory Government says the bond amount cannot be more than 4 weeks of rent, landlords cannot ask tenants for extra bond money for any reason, and the bond must be lodged with the ACT Revenue Office.

Condition Reports Are Bond Evidence, Not Paperwork

The Australian Capital Territory Government says the landlord must give 2 copies of the condition report to the tenant within 1 day of the tenant moving into the property. A tenant has 2 weeks from the day they move in to check the report, make comments, and send a signed copy back.

That matters because the same guidance says condition reports can be used as evidence if there is a dispute about cleaning, damage, or bond claims.

Keep:

• the move-in condition report
• photos and videos taken at the same time
• date the tenant moved in
• date the report was provided
• tenant comments
• signed returned copy or evidence that no signed copy was returned within 2 weeks
• any agreement to use the previous condition report for a consecutive tenancy

For units, keep the unit title rental certificate and owners’ corporation rules with the condition report, because owners’ corporation requirements can affect how the property is used.

Rent Increases: 12 Months Means A Date File

The Australian Capital Territory Government says landlords can only increase rent every 12 months. The rule applies even if the landlord and tenant have entered into a new consecutive tenancy agreement.

That makes the last increase date a core compliance record.

Keep:

• current rent
• date of the last increase
• proposed rent
• rent increase notice
• calculation notes
• Consumer Price Index evidence or calculator output where available
• tenant response
• any Tribunal dispute or order

Australian Taxation Office rent records are still needed for income reporting. But the rent increase rule is an Australian Capital Territory tenancy rule, so keep the notice and calculation evidence in the state compliance file as well as the tax file.

Pets And Modifications: Requests Need Written Response Paths

Australian Capital Territory Government guidance says tenants can generally have a pet when renting. A landlord can include a condition that a tenant must ask permission before getting a pet, but cannot include a term that bans pets outright.

If a landlord wants to refuse a tenant’s pet request, they need approval from the ACT Civil and Administrative Tribunal. A landlord also cannot make a tenant pay extra bond or insist on more inspections because they have a pet.

Keep:

• pet request
• date received
• written consent, conditions, or Tribunal application
• pet details
• assistance animal evidence where relevant
• cat containment notes where relevant
• condition report photos
• damage evidence if a dispute arises

Modification requests have a similar evidence rhythm. Australian Capital Territory Government guidance says some special modifications cannot be refused unless the landlord has an order from the Tribunal. These can include minor modifications, safety modifications, security modifications, disability modifications, energy efficiency modifications, and telecommunications modifications.

If the landlord wants to refuse consent for one of those modifications, they need to apply to the Tribunal within 14 days of receiving the tenant’s request. If the landlord does not respond or apply within 14 days, they are taken to have consented.

Keep:

• written modification request
• date received
• type of modification
• owner response
• Tribunal application or order, if refusing a special modification
• agreed conditions
• before and after photos
• invoices or tradesperson records
• restoration agreement for the end of tenancy

Ceiling Insulation: Compliance And Exemption Evidence Is Required

The Australian Capital Territory Government says rental properties with no ceiling insulation or insulation below an R-value of R2 need to install or upgrade the ceiling insulation to a minimum R-value of R5. Rental properties with existing ceiling insulation with a minimum R-value of R2 meet the standard.

For existing tenancy agreements, landlords must ensure the property complies with the standard by 30 November 2026. For new tenancy agreements, landlords must ensure the property complies within 9 months of signing the new tenancy agreement, unless an exemption applies.

The guidance is explicit that landlords must keep records of their property’s compliance with, or exemption from, the standard.

Evidence can include:

• insulation installation receipts showing R-value
• installer inspection reports
• Energy Efficiency Rating reports where relevant
• statutory declarations that existing insulation has not been disturbed
• statutory declarations that ceiling insulation with an R-value of R2 or more has been installed
• statutory declarations setting out exemption grounds
• electrical safety inspection records
• electrical work reports
• Certificate of Electrical Safety records
• tenant access notices for insulation work

This is one of the strongest evidence-led rules in the cluster: the official guidance says to keep records and disclose compliance or exemption in rental ads and tenancy agreements.

Repairs, Access, And Inspections Need Notice Records

Australian Capital Territory Government guidance says landlords are responsible for maintaining the property and ensuring it remains reasonably safe and secure. Tenants are responsible for telling landlords if a repair is needed.

Urgent repairs must be completed as soon as practicable. Non-urgent repairs must be completed within 4 weeks. For non-urgent repairs, inspecting repairs, or undertaking work to ensure the property meets minimum standards, landlords must give the tenant one week written notice before accessing the property.

Keep:

• tenant repair request
• date reported
• classification as urgent or non-urgent
• access notice
• contractor quote
• invoice
• completion photo
• tenant follow-up
• any dispute or Tribunal application

For standard inspections, the Australian Capital Territory Government says landlords can inspect during the first month, during the final month, and twice in each 12-month period from when the tenancy begins. They must give at least one week notice in writing before a standard inspection.

Ending A Tenancy: Reasons, Final Inspection, And Bond Release

The Australian Capital Territory Government says that if a landlord wants to end a tenancy, they must give a reason recognised under the law. A landlord cannot end a tenancy because they want to increase the rent and the tenant does not agree.

For a periodic tenancy, listed examples include selling the property, rebuilding, renovating or making major repairs, requiring the premises for a lawful use other than as a home, landlord occupation, or occupation by someone with a close relationship to the landlord. Some other grounds may also apply.

Keep:

• termination ground
• notice to remedy, if relevant
• notice to vacate
• service evidence
• supporting documents for the reason
• tenant response
• Tribunal application or order, if needed

At the end of the tenancy, the final inspection should be checked against the starting condition report. If the landlord makes a bond claim, the bond release application must include a written statement of reasons for the deduction and a written estimate of the cost of repairs or restoration.

Keep the final inspection report, photos, invoices, estimates, key return evidence, forwarding address, ACT Revenue Office bond release records, and Tribunal referral records if the tenant disputes the claim.

How Proppi Would Structure An Australian Capital Territory Compliance Folder

For each Australian Capital Territory rental property, use folders such as:

1. rental advertisement disclosures
2. The Renting Book and pre-signing disclosures
3. tenancy agreement and standard terms
4. Energy Efficiency Rating, asbestos, pool, and unit title records
5. ceiling insulation compliance or exemption
6. bond lodgement and ACT Revenue Office records
7. condition reports and photos
8. rent increase notices and calculations
9. pet and modification requests
10. repairs, inspections, access notices, and safety records
11. termination notices and Tribunal records
12. final inspection and bond release evidence

That keeps Australian Capital Territory tenancy evidence separate from Australian federal tax records.

For the tax side, see Australia Rental Tax Changes 2026: What the ATO Is Watching. For the broader state-by-state cluster, see Australia Rental Compliance.

Common 2026 Mistakes

• Publishing a rental ad without fixed rent, Energy Efficiency Rating, or ceiling insulation status
• Treating The Renting Book disclosure as optional
• Losing the date the condition report was provided
• Asking for extra bond for pets or another reason
• Increasing rent without checking the last increase date across consecutive agreements
• Missing the 14-day Tribunal pathway for special modification refusals
• Keeping ceiling insulation receipts without R-value or exemption evidence
• Treating repair invoices as enough without the request date, notice date, and completion evidence
• Making a bond claim without written reasons and repair or restoration estimates

Source Note

This article is specific to the Australian Capital Territory, Australia. It relies on Australian Capital Territory Government renting guidance, The Renting Book, the ACT Legislation Register version of the Residential Tenancies Act 1997 effective from 26 November 2025, ACT Revenue Office bond guidance linked from the government pages, and ACT Civil and Administrative Tribunal rental dispute guidance. It does not describe tenancy rules in other Australian states or territories.

Rental Rule Changes Watch 2026

Published guides in this series:

• Rental Rule Changes 2026: What New Zealand and Australia Landlords Need to Track
• New Zealand Rental Law Changes 2026: The Landlord Action Checklist
• Pet Bonds in New Zealand Rentals: What Changes From December 2025
• IRD Rental Records for New Zealand Landlords: What to Keep in 2026
• New Zealand Bright-Line Test 2026: The Dates and Documents That Matter
• Australia Rental Tax Changes 2026: What the ATO Is Watching
• Holiday Homes and Short-Stay Rentals in Australia: The ATO Green, Amber, and Red Zones
• Australian Rental Deduction Apportionment: Time, Area, Family, and Redraw Traps
• Queensland Rental Law Changes 2026: What Property Owners Need to Track
• Victoria Rent Increases, Pets, and Minimum Standards: 2026 Guide for Rental Providers
• New South Wales Rental Law Changes 2026: What Property Owners Need to Track
• South Australia Rental Law Changes 2026: What Property Owners Need to Track
• Western Australia Rental Law Changes 2026: What Property Owners Need to Track
• Tasmania Rental Law Changes 2026: What Property Owners Need to Track
• Australian Capital Territory Rental Law Changes 2026: What Property Owners Need to Track

Keep Reading

• Australia Rental Compliance
• Tasmania Rental Law Changes 2026: What Property Owners Need to Track
• Western Australia Rental Law Changes 2026: What Property Owners Need to Track
• How AI Document Management Works for Property

The Short Version

1. Australian Capital Territory rental compliance is territory-specific.
2. Rental ads need fixed rent, Energy Efficiency Rating, ceiling insulation status, and other disclosures.
3. Rent increases are limited to once every 12 months, including across consecutive tenancy agreements.
4. Pets, special modifications, ceiling insulation, repairs, access, and bond claims all need dated evidence.
5. Keep Australian Capital Territory tenancy records separate from Australian federal tax records.

Last reviewed: May 2026. State and territory tenancy laws, forms, notice periods, dispute pathways, and bond procedures are subject to change. The figures and rules above reflect publicly available guidance current at the date of publication — confirm the current rules with the relevant state or territory tenancy authority before acting on any obligation. This guide is general information, not legal advice — consult a qualified legal adviser for advice on your specific circumstances.