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Renting & TenancyAustralia
Rent Increase Challenge Letter (Australia)
A rent increase has to follow the rules of your State or Territory — and if it does not, or the amount is excessive, you can challenge it. Across Australia the rent can generally be increased only once every 12 months (every 6 months in the Northern Territory), and the landlord must give written notice well in advance: 60 days in New South Wales, 90 days in Victoria since 25 November 2025, two months in Queensland. If you believe the rise is too high, you can take it to the tribunal — NCAT, VCAT, QCAT, SACAT, the Magistrates Court in Western Australia, the Residential Tenancy Commissioner in Tasmania, ACAT or NTCAT — usually within a tight window. This template writes the objection with the correct frequency rule, notice period and tribunal for your State, works out the increase and percentage, and builds the comparable-rent evidence the tribunal weighs most.
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Rent Increase Challenge
Tenant's Objection Under The Residential Tenancies Act 2010 (NSW) · 11 June 2026
Daniel R. Okafor
7/24 Marrickville Road, Marrickville NSW 2204
0413 884 102
daniel.okafor@email.com.au
11 June 2026
Harbourline Property Management
Level 2, 188 Marrickville Road, Marrickville NSW 2204
RE: PROPOSED RENT INCREASE
7/24 Marrickville Road · New South Wales
Dear Harbourline Property Management,
I am the tenant of 7/24 Marrickville Road, Marrickville NSW 2204. I am writing about the rent increase due to take effect on 5 August 2026, which would raise the rent from $620.00 to $720.00 per week — an increase of $100.00 (16.1%). Rent increases for this tenancy are governed by the Residential Tenancies Act 2010 (NSW). I do not accept the increase as proposed, and I set out my reasons and what I ask below.
I am the tenant of 7/24 Marrickville Road, Marrickville NSW 2204. I am writing about the rent increase due to take effect on 5 August 2026, which would raise the rent from $620.00 to $720.00 per week — an increase of $100.00 (16.1%). Rent increases for this tenancy are governed by the Residential Tenancies Act 2010 (NSW). I do not accept the increase as proposed, and I set out my reasons and what I ask below.
1.
THE PROPOSED INCREASE
Current rent: $620.00 per week
Proposed rent: $720.00 per week
Increase: $100.00 per week (16.1%)
Notice received: 2 June 2026
Increase to take effect: 5 August 2026
Proposed rent: $720.00 per week
Increase: $100.00 per week (16.1%)
Notice received: 2 June 2026
Increase to take effect: 5 August 2026
2.
THE RENT-INCREASE RULES THAT APPLY
Under the Residential Tenancies Act 2010 (NSW), the landlord may increase the rent once in any 12-month period, and must give at least 60 days written notice of an increase. If I consider the increase excessive, I may apply to NCAT within 30 days of receiving the notice if the increase is excessive — the Tribunal weighs comparable rents, the state of repair and the landlord's costs, and can set the rent for up to the next 12 months.
Note for New South Wales: Since 19 May 2025 a landlord in New South Wales can no longer end a tenancy without a valid reason — if you receive a termination notice you can ask for the ground relied on and the evidence behind it.
Note for New South Wales: Since 19 May 2025 a landlord in New South Wales can no longer end a tenancy without a valid reason — if you receive a termination notice you can ask for the ground relied on and the evidence behind it.
3.
WHY I OBJECT TO THE INCREASE
The proposed increase of $100 per week (16.1%) is well above the rent for comparable two-bedroom units in Marrickville, and the bathroom exhaust fan and a kitchen cupboard have been awaiting repair since March 2026.
4.
WHETHER THE INCREASE IS VALID
An increase is only effective if it follows the Residential Tenancies Act 2010 (NSW): no more than once in any 12-month period, on at least 60 days written notice. An increase that breaks those rules is not payable, whatever the amount.
My concern: the increase is valid in form but the amount is excessive.
Last increase: the rent was last increased on 1 July 2025.
How the notice was given: the increase was notified in writing, stating the new rent amount and the date it starts.
Detail: The notice itself is in order — it was given in writing on 2 June 2026, more than 60 days before the 5 August 2026 start date, and the last increase was on 1 July 2025. My objection is to the amount, not the form.
My concern: the increase is valid in form but the amount is excessive.
Last increase: the rent was last increased on 1 July 2025.
How the notice was given: the increase was notified in writing, stating the new rent amount and the date it starts.
Detail: The notice itself is in order — it was given in writing on 2 June 2026, more than 60 days before the 5 August 2026 start date, and the last increase was on 1 July 2025. My objection is to the amount, not the form.
5.
EVIDENCE THE INCREASE IS EXCESSIVE
The main thing the NSW Civil and Administrative Tribunal (NCAT) weighs is the rent for comparable premises, together with the state of repair and the amenities provided. My evidence is:
Comparable rents: Three comparable two-bedroom units within 500 m are currently advertised at $640–$660 per week: 12/30 Illawarra Road ($650), 5/9 Calvert Street ($640) and 8/210 Marrickville Road ($660). The proposed $720 sits roughly $60–$80 above the local market.
Condition of the premises: The bathroom exhaust fan has not worked since March 2026 and a kitchen cupboard door is off its hinge — both reported on 14 March 2026 and still outstanding. There is also a recurring damp patch in the second bedroom.
Amenities and services: No services or amenities have been added with the increase. The previously available off-street parking space was reassigned to another unit in April 2026, so the tenancy now offers less than before.
Comparable rents: Three comparable two-bedroom units within 500 m are currently advertised at $640–$660 per week: 12/30 Illawarra Road ($650), 5/9 Calvert Street ($640) and 8/210 Marrickville Road ($660). The proposed $720 sits roughly $60–$80 above the local market.
Condition of the premises: The bathroom exhaust fan has not worked since March 2026 and a kitchen cupboard door is off its hinge — both reported on 14 March 2026 and still outstanding. There is also a recurring damp patch in the second bedroom.
Amenities and services: No services or amenities have been added with the increase. The previously available off-street parking space was reassigned to another unit in April 2026, so the tenancy now offers less than before.
6.
APPLICATION TO THE TRIBUNAL
I ask that you reduce the proposed rent to a fair amount. I propose a fair rent of $660.00 per week.
The tribunal for this tenancy is NSW Civil and Administrative Tribunal (NCAT), which can review the increase and, where it agrees it is excessive, set the rent. I would prefer to resolve this directly, but I reserve my right to take the matter to the tribunal.
Please reply by 30 June 2026.
The tribunal for this tenancy is NSW Civil and Administrative Tribunal (NCAT), which can review the increase and, where it agrees it is excessive, set the rent. I would prefer to resolve this directly, but I reserve my right to take the matter to the tribunal.
Please reply by 30 June 2026.
7.
PROPOSAL TO RESOLVE (WITHOUT PREJUDICE)
The following is put forward without prejudice — it is an attempt to settle and cannot be used against me if the matter goes to the tribunal.
What I propose: I am willing to accept an increase to $660 per week, in line with the local market, once the outstanding bathroom and kitchen repairs are completed. I would sign a further 12-month agreement at that rent.
Background: I have rented this home for three years, always paid rent on time, and would like to stay. I am hoping we can settle this without involving the tribunal.
What I propose: I am willing to accept an increase to $660 per week, in line with the local market, once the outstanding bathroom and kitchen repairs are completed. I would sign a further 12-month agreement at that rent.
Background: I have rented this home for three years, always paid rent on time, and would like to stay. I am hoping we can settle this without involving the tribunal.
8.
WHAT I ASK
I ask that you reconsider the increase in light of this letter. If we cannot reach agreement, I may apply to NCAT within 30 days of receiving the notice if the increase is excessive — the Tribunal weighs comparable rents, the state of repair and the landlord's costs, and can set the rent for up to the next 12 months, and I reserve all my rights under the Residential Tenancies Act 2010 (NSW). I would rather resolve this directly, and I look forward to your reply.
YOURS SINCERELY,
Daniel R. Okafor
Tenant
Date: ____________________
TENANT
Daniel R. Okafor
Date: ____________________
Available as a print-ready PDF or an editable Microsoft Word (.docx) file.
What Is a Rent Increase Challenge?
A <strong>rent increase challenge</strong> is a tenant's formal objection to a proposed rent rise, on the basis that it is either invalid (it breaks the State's frequency or notice rules) or excessive (the amount is well above the market for comparable premises). In Australia residential tenancy is State and Territory law, so the rules differ by jurisdiction — but in every State a tenant who disagrees with an increase has a path to challenge it, first directly with the landlord and then at the tribunal. This template produces the letter that starts that process, applying the right framework for your State and setting out why the increase should be withdrawn or reduced.
The two questions are separate. <strong>Validity</strong> asks whether the increase is even effective: most States allow a rise only once in a 12-month period and require long written notice (60 days in NSW, 90 days in Victoria, two months in Queensland), and an increase that comes too soon, gives short notice, or is not properly in writing simply does not take effect. <strong>Excessiveness</strong> asks whether a valid increase is too high — and the tribunal answers it mainly by comparing the rent for similar nearby premises, alongside the state of repair and the amenities provided. The template covers both, so the objection is made on the strongest available ground.
There is usually a <strong>deadline</strong>. In New South Wales and Queensland a tenant has 30 days from the notice to apply to NCAT or QCAT; in Tasmania, 60 days to the Residential Tenancy Commissioner; in the ACT, at least two weeks before the increase starts; while Victoria routes a challenge through a Consumer Affairs Victoria rent assessment before VCAT. A tribunal that agrees the increase is excessive can set the rent, often for the next 12 months. The template records the tribunal and window for your State so the right to challenge is not lost by delay.
What's Covered in This Template
The letter applies the right rent-increase rules for your Australian State or Territory and builds the case to withdraw or reduce the rise.
All 8 Jurisdictions, Correctly
Select the State or Territory and the letter names the right Act, notice period, frequency limit and tribunal — the Residential Tenancies Act 2010 (NSW) and NCAT, the 1997 (Vic) Act and VCAT, the 2008 (Qld) Act and QCAT, and the equivalents in WA, SA, TAS, ACT and NT.
The Right Notice Period
60 days in New South Wales, 90 days in Victoria since 25 November 2025, two months in Queensland, 60 days in WA, SA and Tasmania, eight weeks in the ACT, and 30 days in the Northern Territory.
The Once-a-Year Frequency Rule
Most States allow a rent increase only once every 12 months — once every 6 months in the NT — and in Queensland the limit attaches to the property, not the tenancy, so a new lease cannot reset the clock.
Validity vs Amount
A check of whether the increase is even effective — frequency, notice period and proper written form — separate from the argument that the amount is excessive.
Comparable-Rent Evidence
The comparison the tribunal weighs most: similar nearby properties and their rents, the state of repair of your home, and whether the amenities provided have changed.
Tribunal Application & Deadline
The right tribunal and time limit for your State — the 30-day NCAT and QCAT windows, the Victorian Consumer Affairs assessment, the Tasmanian 60-day window and the ACT two-week rule.
A Without-Prejudice Proposal
A settlement offer marked "without prejudice" so you can propose a compromise — a smaller rise, a later start, repairs in exchange — without weakening your case at the tribunal.
Word and PDF Output
Download the letter free as a PDF, or unlock Expert for the editable Microsoft Word (.docx) version and the full validity, evidence, tribunal and negotiation sections.
How to Challenge a Rent Increase
Five steps from the increase notice to a letter that puts your objection on the right footing.
- 1
Select the State or Territory
Pick where the rented home is. The notice period, the frequency rule and the tribunal all follow from this choice.
- 2
Enter the Increase
The current and proposed rent, the dates, and a short reason — the letter works out the increase and the percentage automatically.
- 3
Check Validity
Whether the increase is even effective: the once-a-year limit, the notice period and the proper written form for your State.
- 4
Build the Evidence
Comparable rents for similar nearby premises, the condition of your home, and any amenities that have been reduced.
- 5
Send and, If Needed, Apply
Send the letter, propose a fair figure, and if you cannot agree, apply to the tribunal for your State within the time limit. The template names the tribunal and the window.
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Legal Considerations
Eight jurisdictions, eight sets of rules — the State of the premises decides the notice period, the frequency limit and the tribunal.
This template provides general information for tenants challenging a rent increase in Australia and is not legal advice. Rent-increase rules, notice periods and tribunal procedures differ by State and Territory and change from time to time. Time limits to apply to a tribunal are short and strict. Always confirm the current rules and deadlines with your State or Territory tenancy authority or tribunal, and seek advice from a tenants' advocacy service where needed.
Reviewed for Australian residential tenancy practice (8 jurisdictions)
How Often the Rent Can Rise — and the Notice Required
In most of Australia the rent can be increased only <strong>once every 12 months</strong>, and in the Northern Territory only once every six months. The written notice required is long: <strong>60 days in New South Wales</strong>, <strong>90 days in Victoria</strong> (raised from 60 on 25 November 2025), <strong>two months in Queensland</strong>, 60 days in Western Australia, South Australia and Tasmania, eight weeks in the ACT, and 30 days in the Northern Territory. In Queensland the once-a-year limit attaches to the property, so starting a new tenancy does not reset it. An increase that breaches these rules is not payable.
When an Increase Is "Excessive"
A valid increase can still be challenged as <strong>excessive</strong>. The tribunal's central test is what <strong>comparable premises</strong> rent for in the same area — similar size, location and condition — together with the state of repair of the home and whether the amenities provided have changed. A rent well above the local market, on a home with outstanding repairs or reduced services, is the classic excessive increase. Since 31 March 2026 Victoria's assessment also weighs the rise against CPI and the minimum rental standards.
The Tribunal and the Time Limit
Each State has its own tribunal and deadline. In <strong>New South Wales</strong> and <strong>Queensland</strong> a tenant applies to NCAT or QCAT within 30 days of the notice; in <strong>Victoria</strong> a Consumer Affairs Victoria rent assessment comes first, then VCAT; in <strong>Tasmania</strong> the Residential Tenancy Commissioner hears it within 60 days; in the <strong>ACT</strong>, ACAT must be asked at least two weeks before the increase starts; <strong>South Australia</strong> uses SACAT, <strong>Western Australia</strong> the Magistrates Court, and the <strong>Northern Territory</strong> NTCAT. A tribunal that agrees can set the rent for up to 12 months.
Related Australian Templates
If the dispute is about your bond rather than the rent, use our rental bond dispute application. If the home needs repairs, our rental repair request notice requires them with the correct urgent-repair limits. When you decide to leave, our notice of intention to vacate gives the right notice for your State. Our residential tenancy agreement sets up a tenancy, and our landlord-side eviction notice (notice to vacate) shows the other side of the ledger.
Frequently Asked Questions
The Right Rule, the Right Tribunal, the Right Evidence
Create your rent increase challenge in minutes — the correct notice period, frequency limit and tribunal for any Australian State or Territory, with the increase and percentage worked out and the comparable-rent evidence built in. Download the PDF free, or unlock Expert for the editable Word version and the full validity, evidence, tribunal and negotiation sections.
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