Major Overhaul of NSW Tenancy Laws: Landlords Face New Restrictions

New South Wales landlords and property managers are preparing for significant changes to the state’s tenancy laws, as the Residential Tenancies Amendment Regulation 2025 is set to take effect next month. The reforms, which support the previously passed Residential Tenancies Amendment Act 2024, introduce strict new rules on pet ownership, eviction notices, and documentation requirements.

Pet Ownership Rights Expanded

Among the most notable changes is a substantial shift in pet ownership rights for tenants. From May 19 2025, landlords will be unable to refuse pets under several common scenarios, including:

Properties with four or fewer animals
Properties where inadequate fencing is due to the landlord’s failure to maintain repairs
Situations where animals will primarily be kept in enclosures or indoors
Cases where potential damage costs would likely be covered by the rental bond

Assistance animals remain exempt from requiring landlord consent.

“These changes represent a significant rebalancing of rights between tenants and landlords,” said Maria Fernandez, a Sydney-based tenancy lawyer. “Many pet-owning renters have historically faced discrimination despite being responsible pet owners.”

Stricter Documentation for Evictions

The reforms also introduce rigorous new evidence requirements for landlords issuing termination notices. Property owners citing planned sales or significant repairs will need to provide comprehensive documentation, including detailed contracts and quotes, before evicting tenants.

“This is designed to prevent the misuse of certain grounds for eviction that have sometimes been used to remove tenants without legitimate cause,” explained John Roberts, CEO of Tenants NSW. “Landlords will now need to demonstrate genuine intent.”

Additional Changes

The regulation introduces several other significant modifications:

Centrepay will become a prescribed method for rent payment, though implementation has been delayed as the service is currently closed to new business applicants
Updates to the standard residential tenancy agreement reflecting the reforms
New penalties for non-compliance
Enhanced eviction data collection requirements

Industry Response

The Real Estate Institute of New South Wales (REINSW) has scheduled an educational event on April 29 to help property managers and landlords understand and implement the changes.

“It’s essential for agents to fully understand the implications of these changes,” the REINSW stated in a recent announcement. “Our experts will break down the reforms, answer questions, and provide practical guidance to help navigate these changes with confidence.”

The reforms have generally been welcomed by tenant advocacy groups but have drawn mixed reactions from property investor associations, with some expressing concerns about property rights and maintenance costs.

Implementation Timeline

While most provisions take effect on May 19, 2025, the regulations include transitional provisions for agreements made before this date. Property managers are advised to review all existing agreements and update their processes accordingly.