What Renters in Epping & Mernda Need to Know About Rental Law Changes

Quick answer: Since 25 November 2025, Victorian rental providers can’t end your tenancy just because a fixed-term lease has ended; they need a valid reason. Rent can go up only once every 12 months, with at least 90 days’ written notice. Rental bidding is banned, homes must meet 14 minimum standards before they’re advertised, and most disputes now go to Rental Dispute Resolution Victoria (RDRV) first. These rules apply to every rental in Epping, Mernda and across Victoria.

We manage and lease rental homes across Melbourne’s north, so we see how these rules play out every week, from both sides. This guide is written for renters. It’s plain-language information, not legal advice. For your specific situation, Consumer Affairs Victoria and Tenants Victoria are the best free sources.

A quick note on words: Victorian law calls tenants “renters” and landlords “rental providers”. We use both.

The Key Changes at a Glance

The Victorian Government’s summary is on vic.gov.au.

Applying for a Rental

You can’t be asked to pay more than the advertised rent. Rental bidding is banned. If an agent or rental provider asks you to offer more, or accepts a higher offer, that’s against the law.

The rent must be a fixed amount. Ads can’t show a range like “$520 to $560”.

Standard application form. Victoria now uses a standard rental application form, and there are limits on the information you can be asked for. You shouldn’t be asked for things like your bank statements showing all transactions, or details of past disputes that aren’t relevant.

No fees to apply. Third-party platforms can’t charge you to submit an application or to pay rent.

Tip for Epping and Mernda: good family homes often lease within a week. Have your ID, proof of income and references ready before you inspect. Our renting tips checklist helps.

Before You Move In: Minimum Standards

Every rental must meet 14 minimum standards before it’s advertised. These cover things like:

• Working locks on external doors and windows.
• A fixed, energy-efficient heater in the main living area.
• A working kitchen, bathroom, toilet and laundry connections.
• Ventilation, lighting and window coverings in bedrooms and living areas.
• Electrical safety, including switchboards with circuit breakers and safety switches.
• No mould or damp caused by the building’s structure.

If the home doesn’t meet the standards when you move in, you can ask for urgent repairs, or in some cases end the agreement before moving in. Tenants Victoria’s minimum standards page lists every standard.

Bonds

• For most rentals (rent of $900 a week or less), the bond is capped at one month’s rent.
• The bond must be lodged with the Residential Tenancies Bond Authority (RTBA), not kept by the agent or owner.
• You’ll get a receipt from the RTBA. Keep it.
• No extra “pet bond” is allowed.

At the end of the tenancy, the bond is returned unless the rental provider makes a claim for unpaid rent or damage beyond fair wear and tear. The ingoing and outgoing condition reports are the key evidence, so fill yours in carefully and take dated photos when you move in.

Rent Increases

• Rent can only go up once every 12 months.
• You must get at least 90 days’ written notice on the proper form. (Before 25 November 2025 it was 60 days, so if your notice says 60, question it.)
• During a fixed-term lease, rent can only increase if the lease says so and explains how.
• If you think an increase is excessive, you can ask Consumer Affairs Victoria for a free rent assessment, and then apply to VCAT if needed.

What’s reasonable? Look at similar homes currently advertised and recently leased nearby. In 2026, typical house rents are around $537 to $550 a week in Epping and $511 to $550 a week in Mernda, and they’ve been fairly flat over the past year.

Ending a Tenancy: The Biggest Change

This is the reform that matters most to renters.

Before 25 November 2025: a rental provider could give you notice to vacate at the end of a fixed-term lease without giving any reason.

Now: they need a valid reason, and in many cases evidence to back it up. Valid reasons include:

• The property is being sold and the buyer wants vacant possession.
• The owner, a family member or a dependant is moving in.
• Major repairs or renovations that can’t be done with someone living there.
• You’ve breached the agreement, for example serious rent arrears or significant damage.

Notice periods vary by reason. Many notices to vacate now require 90 days. If you get a notice that doesn’t state a reason, or the reason seems false, contact Tenants Victoria or RDRV before you move out.

If you want to leave: you can end a periodic lease with 28 days’ notice. Leaving a fixed-term lease early may mean paying some costs (such as reletting fees and rent until a new renter is found). Caps on lease-breaking costs are among the changes still to come.

Repairs

Urgent repairs include a burst water pipe, a blocked or broken toilet, a gas leak, dangerous electrical faults, flooding, serious roof leaks, and a failure of heating, cooling or hot water. Your rental provider or agent must arrange these immediately.

If you can’t reach them, or they don’t act, you can arrange urgent repairs yourself up to $2,500 and ask to be reimbursed within seven days. Keep receipts.

Non-urgent repairs must be done within 14 days of your written request. If they aren’t, you can apply to RDRV or VCAT.

Always put repair requests in writing (email is fine) and keep copies.

Pets

You can ask to keep a pet using the pet request form. Your rental provider has 14 days to respond. They can agree, or they can apply to VCAT to refuse. If they do neither within 14 days, you can keep the pet (Consumer Affairs Victoria).

Remember that owners corporation rules may still apply in units and townhouses.

Modifications

You can make some minor changes without asking, such as:

• Picture hooks and screws for wall anchors on surfaces other than exposed brick or concrete.
• Child safety gates and furniture anchors.
• LED light globes that don’t need an electrician.
• Removable wall hooks and adhesive draught-proofing strips.

For other changes, you need consent, and the rental provider can’t unreasonably refuse. You may have to restore the property when you leave.

Inspections and Entry

• Routine inspections can happen no more than once every six months, and not in the first three months of your tenancy.
• You must get written notice before entry, at least 24 hours in most cases.
• Entry must be at reasonable times, usually between 8 am and 6 pm, unless you agree otherwise.
• If the property is being sold, there are limits on how often it can be shown and you may be entitled to compensation for sale inspections.

Resolving Disputes: RDRV

Rental Dispute Resolution Victoria started in June 2025. It’s a government service that helps renters and rental providers resolve most disputes, including repairs, rent increases and bond claims, before anything goes to VCAT.

For most issues, the steps are:

1. Raise the problem in writing with your agent or rental provider.
2. If it isn’t fixed, contact RDRV.
3. If RDRV can’t resolve it, the matter can go to VCAT.

What’s Coming Next

A few reforms have been announced but aren’t in effect yet:

• Portable bonds, so you can move your bond to your next rental without waiting for a refund.
• Caps on lease-breaking costs.
• Stronger evidence requirements for bond claims.
• Energy efficiency standards for rental homes, phasing in from March 2027, which should mean warmer homes and lower bills.

Moving Out: Getting Your Bond Back

A little preparation at the end of a tenancy makes bond disputes far less likely.

1. Give the right notice. For a periodic lease, that’s usually 28 days in writing.
2. Clean thoroughly. Leave the home in the same condition as when you moved in, allowing for fair wear and tear.
3. Fix what you damaged. Patch small holes from your own fixtures if you weren’t allowed to leave them.
4. Take dated photos of every room after you’ve cleaned.
5. Attend the exit inspection if you can, and compare it with your ingoing condition report.
6. Return all keys and remotes, and get a receipt.
7. Sign the bond claim form only if you agree with it. If you don’t, the matter can go to RDRV or VCAT.

A Word From the Other Side

Most rental providers and agents in the north want good renters to stay. A renter who pays on time, reports problems early and looks after the home is worth a lot to an owner. If something’s wrong, raising it early and in writing usually fixes it faster than waiting.

If you’re a landlord reading this, our landlord guide covers the same reforms from your side.

Renting With One Group Realty

We lease and manage homes across Epping, Mernda, South Morang and Wollert. If you’re one of our renters, you’ll find forms and contact details on our current renters page. Looking for your next home? Browse homes for rent, or if you’re thinking about buying instead, read our guide on renting vs buying in Melbourne’s north.

Frequently Asked Questions

What are my rights as a renter in Victoria in 2026?

You’re protected from rental bidding, rent increases more than once a year, and eviction without a valid reason at the end of a fixed term. The home must meet minimum standards, urgent repairs must be done promptly, and you can ask to keep a pet.

How much notice does a landlord need to give for a rent increase in Victoria?

At least 90 days’ written notice since 25 November 2025. Rent can only be increased once every 12 months.

Can my landlord end my lease at the end of the fixed term?

Not without a valid reason since 25 November 2025. Valid reasons include selling with vacant possession, the owner moving in, major renovations or a serious breach by the renter.

How much can a landlord charge for bond in Victoria?

For most rentals of $900 a week or less, the bond is capped at one month’s rent. It must be lodged with the RTBA.

Who pays for urgent repairs in a Victorian rental?

The rental provider. If they can’t be reached or don’t act, you can arrange urgent repairs up to $2,500 and claim the cost back.

Can I have a pet in a rental in Victoria?

You can ask using the pet request form. The rental provider must agree or apply to VCAT within 14 days to refuse. If they do neither, you can keep the pet.

How often can my landlord inspect the property?

Routine inspections can happen no more than once every six months, and not in the first three months, with written notice.

What is Rental Dispute Resolution Victoria?

RDRV is a government dispute resolution service, started in June 2025, that helps renters and rental providers resolve most disputes before they go to VCAT.

Can a rental application platform charge me a fee?

No. Third-party businesses, including rent tech platforms, are banned from charging renters fees to apply or to pay rent.

What are the minimum standards for rentals in Victoria?

There are 14 categories, including locks, heating, electrical safety, ventilation, mould and damp, window coverings, kitchens, bathrooms, laundries and bins. Homes must meet them before being advertised.