Renting on the Northern Beaches: Tenant and Landlord Guide

If you're renting on the Northern Beaches or leasing out a property here, both landlord and tenancy rights in NSW have changed drastically in the past two years – more so than in the previous decade.

The NSW Government passed the Residential Tenancies Amendment Act 2024, with most changes taking effect from May 2025. Some are small. Others are significant. 

Here's our quick guide to rental properties and the new NSW rental laws for landlords and tenants.

Key Takeaways

• Rent increases are now capped at once every 12 months across all lease types
• Landlords can no longer end a tenancy without giving a valid reason
• Tenants have new rights around pets, application fees, and how they pay rent
• Landlords who don't follow the new rules face penalties from NSW Fair Trading
• The Northern Beaches remains one of Sydney's most competitive rental markets – preparation matters on both sides

Tenancy Rights NSW: Your Rights Under the New NSW Rental Laws

Your landlord can no longer evict you without a reason

This is the biggest change to tenancy rights in NSW in years. Previously, landlords could end a periodic lease at any time with 90 days' notice without providing a reason. That's no longer allowed.

From 19 May 2025, landlords must have a valid, legally recognised reason to end any type of lease. On the Northern Beaches, where finding another good rental quickly is genuinely difficult, that's a real improvement.

Rent can only go up once a year

From 31 October 2024, rent increases are limited to once every 12 months across all lease types, including fixed-term agreements.

So if your rent went up in March, your landlord can't raise it again until March the following year – regardless of whether you're on a fixed-term or periodic lease. 

There are some transitional rules for leases signed before 13 December 2024 with a built-in increase already written in, but those cases are becoming less common.

Pets, fees and how you pay rent

A few other changes worth knowing about:

• Keeping a pet is now much more straightforward. You still need your landlord's consent, but there's now a clear process, with specific rules around when a landlord can refuse or set conditions. A blanket "no pets" response is no longer enough.
• Landlords and agents can no longer charge you for background checks or preparing your tenancy agreement. If you've been asked to pay those fees recently, that's not legal.
• Your landlord must offer a fee-free payment option for rent — including bank transfer and Centrepay.

Landlord Rights in NSW: What the New Rental Law Changes Mean for You

You need a reason to end a tenancy — and you need to document it

Landlord rights in NSW are still intact, but the process is more formal now. You can still end a tenancy if a tenant has breached the lease, hasn't paid rent, if you're selling the property, moving in yourself, or taking it off the market. What's changed is that you now need to state that reason in writing and provide supporting documentation with the termination notice.

From 1 July 2025, you're also required to provide the reason for ending the tenancy when releasing or claiming a bond refund through Rental Bonds Online. Penalties apply if this isn't done correctly.

In practice, this means a termination that's missing the right paperwork can be challenged, and NSW Fair Trading has an active rental taskforce enforcing compliance.

Watch the re-letting rules

Where a tenancy ends for certain reasons – such as sale, renovations, or the landlord moving in – restrictions apply on how soon you can re-let the property. These periods range from four weeks to 12 months depending on the grounds. Re-letting within that window without Fair Trading approval can expose you to penalties.

Rent increases need proper notice too

The once-per-year cap applies to you as well. If you increase rent, you'll need to provide the correct written notice – and you can't increase again for another 12 months from that date, even if the tenant renews or the lease rolls over to periodic.

Renting on the Northern Beaches: What to Expect

Knowing the NSW rental laws is one thing. Knowing this particular market is another.

The Lower Northern Beaches – including Manly, Seaforth, Balgowlah, Fairlight, Clontarf – draws strong rental demand year-round. Good properties move fast, and tenants here tend to be well-informed and financially stable. 

For landlords, that's a positive: quality applicants who treat a property well. For tenants, it means being ready to move quickly when the right place comes up.

Having your references, payslips, and ID ready to go before you start inspecting saves real time. For landlords, having your property well-presented and priced accurately from the start attracts better applications and fewer vacant weeks.

Want to Learn More?

This guide to rental properties on the Northern Beaches is a good starting point, but every situation is a little different. If you have questions about tenancy rights in NSW, want to find out what your investment property could lease for, or you're ready to start searching, we're happy to help.

Browse our properties for lease, visit the Guildea website for local suburb guides, or get in touch directly.