NSW rental laws have changed more in the last two years than in the decade before. Rent can now only go up once a year, you need a valid reason to end a tenancy, pets are easier for tenants to keep, and new rules from September 2026 cover photos of occupied homes and protections for tenants experiencing domestic abuse. If you own an investment property in North West Sydney, here’s what you need to know.
The key rules now in place
- Rent increases once every 12 months. Since 31 October 2024, rent can only be increased once a year, whatever the lease type, and tenants need at least 60 days’ written notice.
- No start-of-tenancy fees. Tenants can’t be charged for things like background checks or preparing the agreement.
- A valid reason to end a tenancy. Since 19 May 2025, “no grounds” terminations are gone. Landlords need a listed reason, such as selling, moving in, or major renovations, and some reasons need supporting documents. Notice periods to end a fixed-term lease are also longer.
- Pets. Tenants can ask to keep a pet using the approved form, and landlords have 21 days to respond. If you don’t respond in time, the request is treated as approved. A refusal has to rely on one of the reasons set out in the law. From 2 October 2026, tenants moving in with a pet can apply within 7 days of signing and keep the pet while the request is considered.
- Fee-free rent payments. Tenants must be offered a free way to pay rent, such as bank transfer, and since 2 March 2026, Centrepay must also be offered.
What’s new this spring
From 21 September 2026, new protections for tenants experiencing domestic abuse came into effect. A few of these change how properties are managed day to day:
- Photos and video for advertising. If the property is occupied, tenants must get 7 days’ notice before photos or filming. If their belongings or the tenants themselves can be seen, written consent is needed before the images are published.
- Locks and security. Tenants can change locks and security devices without consent in more situations, for example where an AVO is in place.
- Damage and tenancy databases. Tenants who aren’t responsible for domestic abuse aren’t liable for damage it caused, and they can’t be listed on a tenancy database because of it.
Separately, Smart Rental Bonds started on 10 August 2026. This optional scheme lets tenants move an existing bond to a new rental in NSW, so they don’t have to pay a second bond up front.
Practical tips for North West Sydney landlords
Many rentals across The Hills, Hornsby Shire and Blacktown are larger family homes and acreage properties, which bring a few extra things to keep on top of:
- Pools. A property with a pool or spa needs a valid pool safety certificate before a new lease is signed.
- Smoke alarms. Alarms must be checked and kept in working order every year.
- Condition reports and inspections. A detailed entry report with photos, plus regular routine inspections, protects you if there’s ever a bond dispute.
- Keep good records. With reasons now required to end a tenancy, it pays to keep notices, repairs and communication well documented from day one.
- Landlord insurance. Check your policy still suits the property, especially if you’ve agreed to pets.
How Guardian can help
Keeping up with the rules is a big part of what a good property manager does. Our property management team is based in Dural and looks after rentals right across North West Sydney, from acreage in Galston, Arcadia and Glenorie to family homes in Castle Hill, Kellyville and the Blacktown area. We handle the notices, forms, inspections and compliance, so you can enjoy the return without the worry.
If you’re thinking about renting out your property, or you’d like a second opinion on how your current rental is being managed, request a rental appraisal or get in touch with our team for a chat.
This article is general information only and isn’t legal advice. Rules can change, so check the latest from NSW Fair Trading or speak to our team about your situation.