Landlord Entry and Rental Inspections in Australia: Notice and Frequency by State

A landlord cannot enter an Australian rental property whenever they choose. Every state and territory sets minimum notice, a maximum entry frequency for routine inspections, and permitted hours, though the exact figures differ.

Jurisdiction scope: This page covers a landlord's or agent's right to enter a rented property during a tenancy, notice periods, frequency limits and permitted hours, across Australia's states and territories. It is general legal information, verified 19 July 2026, not legal advice on your own tenancy. Figures below are confirmed against each jurisdiction's tenancy authority; where a jurisdiction's specific figure could not be confirmed at the primary-source level, this page says so rather than stating an unverified number.

The General Rule: No Unrestricted Right of Entry

No Australian jurisdiction gives a landlord a general right to enter a rented property just because they own it. Every Residential Tenancies Act instead lists specific permitted reasons for entry, such as a routine inspection, repairs, showing the property to a prospective buyer or tenant, or an emergency, and attaches a minimum notice period and, for routine inspections, a maximum frequency to each reason. A tenant's right to "quiet enjoyment" of the property, recognised in every jurisdiction, is the underlying principle: a landlord who enters without the required notice, outside permitted hours, or for a reason not listed in the Act, is acting unlawfully and a tenant can generally raise this with the relevant tribunal.

Routine Inspections: Notice and Frequency

New South Wales, Western Australia and South Australia all cap routine inspections at four times in 12 months, the most common figure nationally. Victoria is the most restrictive of the jurisdictions with a confirmed figure, limiting inspections to once every six months and barring any general inspection in the first three months of a new tenancy. The ACT caps ordinary routine inspections at two a year, though it allows extra inspections around the start and end of a tenancy that do not count toward that cap. Queensland allows the most frequent routine inspections of the confirmed jurisdictions, once every three months, though it still requires 7 days' notice for each one.

Repairs, Maintenance and Emergencies

Notice for repairs is consistently shorter than for a routine inspection, reflecting the more urgent, less discretionary nature of the entry. Victoria requires 24 hours' notice for repairs or to meet other legal responsibilities. Queensland and South Australia both require 48 hours' notice for repairs or maintenance, though South Australia lets the tenant waive that period at their own request. New South Wales requires at least 2 days' notice for necessary repairs and maintenance, and separately 2 business days for a smoke alarm inspection. Genuine emergencies, an immediate risk to life, safety or the property, are treated differently everywhere: no notice is required, and entry can happen immediately regardless of the hour.

Showing the Property to a Prospective Buyer or Tenant

Selling or re-letting a tenanted property involves its own entry rules, generally more protective of the tenant than a simple repair visit because it can happen repeatedly over weeks. In New South Wales, a landlord must give 14 days' written notice before the first inspection for a sale; after that, the tenant is not obliged to agree to more than 2 inspections a week, each on 48 hours' notice. Victoria works similarly: 14 days' notice of intent to sell, then open inspections on 48 hours' notice, capped at twice a week and one hour each time, and open inspections must stop within 21 days of the tenancy ending. Queensland requires 48 hours' notice for showing to a prospective purchaser or tenant, with a reasonable interval required between showings, and a lessor must give a Notice of Intention to Sell (Form 10) before starting sale inspections. South Australia limits showing to a prospective purchaser to two occasions in a 7-day period unless the tenant agrees otherwise, and reserves showing to a prospective new tenant to the final 28 days before the tenancy ends.

Permitted Hours and What Happens If a Landlord Doesn't Comply

Every jurisdiction with a confirmed figure restricts entry to reasonable daytime hours and excludes Sundays and public holidays unless the tenant agrees. New South Wales requires entry between 8am and 8pm; Victoria between 8am and 6pm on a weekday, or by agreement; Queensland between 8am and 6pm, Monday to Saturday; Western Australia between 8am and 6pm on a weekday or 9am and 5pm on a Saturday; and South Australia within a specified 2-hour window inside normal hours, also 8am to 8pm, excluding Sundays and public holidays. A landlord who enters without the required notice, outside these hours, more often than the frequency cap allows, or for a purpose the Act does not list, has generally breached the Act. A tenant can raise this with the relevant tribunal, which can order compensation or, for repeated or serious breaches, other remedies. Keeping a simple record of unauthorised entries, including dates, times and what happened, strengthens any later application.

This page provides general legal information about entry and inspection rules across Australia, verified 19 July 2026. It is not legal advice on your own tenancy or a specific entry dispute. For advice, consult a legal practitioner admitted in the relevant Australian state or territory, or your state or territory's tenancy authority.

For minimum standards a property must meet, see minimum rental standards in Australia. For eviction and notice rules, see eviction and notice periods in Australia. For the complete jurisdiction comparison, see the Australia tenant rights hub, or go directly to New South Wales, Victoria, Queensland, Western Australia, South Australia, Tasmania, the ACT or the Northern Territory.

Frequently Asked Questions

How much notice must a landlord give before a routine inspection?

At least 7 days in NSW, Victoria, Queensland and the ACT, and 7 to 14 days in Western Australia and South Australia. Confirm the current figure for Tasmania and the Northern Territory directly with CBOS or NT Consumer Affairs.

How often can a landlord conduct a routine inspection?

It varies: up to 4 times a year in NSW, Western Australia and South Australia; once every 3 months in Queensland; once every 6 months in Victoria; and up to twice a year in the ACT, with extra inspections allowed around the start and end of a tenancy.

How much notice is needed for a repair visit?

Much less than for a routine inspection: 24 hours in Victoria, 48 hours in Queensland and South Australia, and at least 2 days in New South Wales. A genuine emergency needs no notice at all.

Can my landlord show the property to buyers while I'm still living there?

Yes, subject to notice and frequency limits. In NSW and Victoria, the landlord must give 14 days' notice before the first sale inspection, then open inspections generally run on 48 hours' notice and are capped at twice a week.

What hours can a landlord enter my rental property?

Generally within an 8am to 6pm or 8pm window on weekdays, with more limited Saturday hours in some states, and not on Sundays or public holidays unless you agree otherwise. Check the specific hours for your jurisdiction above.

What can I do if my landlord enters without proper notice?

You can raise it with your jurisdiction's tenancy tribunal, which can order compensation for a breach of your right to quiet enjoyment. Keep a record of the date, time and circumstances of any entry you believe was unauthorised.

Does my landlord need a reason to enter?

Yes. No Australian jurisdiction gives a landlord a general right of entry. Entry must fall within a listed reason, such as a routine inspection, repairs, a sale or re-letting inspection, or an emergency, each with its own notice and, where applicable, frequency rules.

Why doesn't this page give exact notice periods for Tasmania and the Northern Territory?

Both jurisdictions regulate entry under their own Act, but this page only states figures confirmed directly against a primary source. Contact CBOS Tasmania or NT Consumer Affairs for the current notice period and frequency limit that applies to your tenancy.