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Overview of Notices to Vacate

Changes to no-fault notices to vacate (November 2025)

On 25 November 2025, the Consumer and Planning Legislation Amendment (Housing Statement Reform) Act 2025 came into effect, commencing amendments to the Residential Tenancies Act 1997 (Vic) (RTA) as part of Victoria’s Housing Statement reforms.

As part of these reforms, sections 91ZZD and 91ZZDA of the RTA have been repealed, abolishing no-fault evictions for end of fixed-term agreements.

The RTA amendments have also increased minimum notice periods for various renter no-fault notices to vacate from 60 days to 90 days, including for repairs (s 91ZX), demolition (s 91ZY), sale of premises (s 91ZZB), and occupation of premises by rental provider, family or dependent (s 91ZZA). The notice requirement of a proposed rent increase has also increased from a minimum of 60 days to 90 days.

Please be aware that transitional provision s 534 RTA has the effect that s 91ZZD and s 91ZZDA notices to vacate issued before 25 November 2025 remain in force, and the termination dates specified in these notices must still be adhered to. Any challenges to existing s 91ZZD or s 91ZZDA notices to vacate continue under the superseded RTA.

Please also note that 60-day minimum notice periods in the superseded RTA continue to apply for no-fault notices issued prior to 25 November 2025.

Overview of NTVs

The table below provides an overview of the different reasons that NTVs can be given, the minimum notice period and relevant ways in which you may be able to argue that NTV is invalid or of no effect. It also sets out in relation to which NTVs a warrant can be postponed.

Renter-fault reasons

Reason for NTV Section  Minimum notice period  Documentary evidence required with NTV? (s 91ZZO) Specific provisions related to challenges to NTV  Circumstances where NTV to have no effect (s 91ZZI) Postponement of warrant? (s 352)  
Serious damage to the property  s 91ZI  Immediate  No  Pre-emptive challenge or challenge at possession order hearing available under s 91ZZU*  No 
Endangers the safety of neighbours, RRP, agent or their contractors or employees  s 91ZJ  Immediate  No  Pre-emptive challenge or challenge at possession order hearing available under s 91ZZU*  No 
Seriously threatened or intimidated neighbours, RRP, agent or their contractors or employees  s 91ZK  14 days  No  Pre-emptive challenge or challenge at possession order hearing available under s 91ZZU*  NTV to have no effect if it is given in response to the exercise, or proposed exercise by the renter of a right under the RTA.  No 
Non-payment of rent (see section above for further detail)  s 91ZM  14 days  No  No   Yes – by up to 30 days
Failure to pay bond  s 91ZN  14 days  No  No  Yes – by up to 30 days 
Failure to comply with Tribunal order  s 91ZO  14 days  No  Pre-emptive challenge or challenge at possession order hearing available under s 91ZZU*  Yes – by up to 30 days 
Successive breaches  s 91ZP  14 days  No  Pre-emptive challenge or challenge at possession order hearing available under s 91ZZU*  Yes – by up to 30 days 
Illegal use  s 91ZQ  14 days  No  Pre-emptive challenge or challenge at possession order hearing available under s 91ZZU*  Yes – by up to 30 days 
For Director of Housing premises only – drug use, cultivation or trafficking  s 91ZR  14 days  No  Pre-emptive challenge or challenge at possession order hearing available under s 91ZZU*  Yes – by up to 30 days 
For Director of Housing premises only – committing a prescribed indictable offence  s 91ZS  14 days  No  No  Yes – by up to 30 days 
Permitting child to reside in premises  s 91ZT  14 days  No  No  Yes – by up to 30 days 
For public housing only – false or misleading statement regarding eligibility  s 91ZU  14 days  No  No  Yes – by up to 30 days 
Assigned or sublet without consent  s 91ZV  14 days  No  No  Yes – by up to 30 days 
For public housing only – no longer meets eligibility criteria  s 91ZZE  90 days  No  No  Yes – by up to 30 days 
For Director of Housing premises only – premises transitional only and unreasonable refusal of alternative accommodation  s 91ZZF  30 days  No  No  Yes – by up to 30 days 
Failure to comply with a VCAT pet exclusion order  s 91ZZG  28 days  No  No  Yes – by up to 30 days 

Renter non-fault reasons 
Premises are unfit for human habitation or totally destroyed  s 91ZL  Immediate  No  No  No 
RRP’s principal place of residence – resumption of occupancy (fixed term RRA)  s 91ZW  14 days  Both of the following: 

  • Rental agreement; and 
  • Statutory declaration by the RRP confirming date they intend to resume occupancy. 
 No  Yes – by up to 30 days 
Premises to be repaired, reconstructed or renovated  s 91ZX  60 days  Both of the following: 

  • Photographic proof that repairs are required; and 
  • Contract or quote from a qualified tradesman. 
  • Or the following: 
  • Building permit for the required repairs or renovations. 
 Pre-emptive challenge or challenge at possession order hearing available under s 91ZZS  NTV to have no effect if: 

  • The NTV specifies a termination date earlier than the end of the fixed term RRA – see s 91ZZI(1) for further detail. 
  • Giving notice would constitute direct discrimination under Equal Opportunity Act 2010 (Vic)  
 Yes – by up to 30 days 
Premises to be demolished  s 91ZY  60 days  Both of the following: 

  • Building permit for demolition; and 
  • Contract with qualified builder-demolisher, stating date that demolition will occur. 
 Pre-emptive challenge or challenge at possession order hearing available under s 91ZZS  NTV to have no effect if: 

  • The NTV specifies a termination date earlier than the end of the fixed term RRA – see s 91ZZI(1) for further detail. 
  • Giving notice would constitute direct discrimination under Equal Opportunity Act 2010 (Vic) 
 Yes – by up to 30 days 
Premises to be used for business  s 91ZZ  60 days 
  • Statutory declaration of intention to use premises for business purposes; and 
  • And one or more of an ABN or business registration/license or council planning permit.  
 Pre-emptive challenge or challenge at possession order hearing available under s 91ZZS  NTV to have no effect if: 

  • The NTV specifies a termination date earlier than the end of the fixed term RRA – see s 91ZZI(1) for further detail. 
  • Giving notice would constitute direct discrimination under Equal Opportunity Act 2010 (Vic) 
 Yes – by up to 30 days 
RRP or family/dependents moving back in  s 91ZZA  60 days  Statutory declaration by the RRP stating either: 

  • They intend to reside in the premises; or 
  • The name of the person who will occupy the premises, their relationship to the RRP and a declaration whether the person is a dependant; and 
  • That the RRP understands they must not re-let the premises to any person for 6 months.5 
 Pre-emptive challenge or challenge at possession order hearing available under s 91ZZS  NTV to have no effect if: 

  • The NTV specifies a termination date earlier than the end of the fixed term RRA – see s 91ZZI(1) for further detail. 
  • Giving notice would constitute direct discrimination under Equal Opportunity Act 2010 (Vic) 
 Yes – by up to 30 days 
Premises to be sold  s 91ZZB  60 days  One of the following: 

  • Fully executed Contract of sale; or 
  • Contract of engagement/authority to sell with a licensed estate agent; or 
  • Preparation of a contract of sale prepared by conveyancer or lawyer. 
 Pre-emptive challenge or challenge at possession order hearing available under s 91ZZS  NTV to have no effect if: 

  • The NTV specifies a termination date earlier than the end of the fixed term RRA – see s 91ZZI(1) for further detail. 
  • Giving notice would constitute direct discrimination under Equal Opportunity Act 2010 (Vic) 
 Yes – by up to 30 days 
Premises to be compulsorily acquired  s 91ZZC  60 days  One of the following: 

  • Provision of acquisition details (public information) or 
  • Compulsory letter of acquisition from the government. 
 Pre-emptive challenge or challenge at possession order hearing available under s 91ZZS  NTV to have no effect if: 

  • The NTV specifies a termination date earlier than the end of the fixed term RRA – see s 91ZZI(1) for further detail. 
  • Giving notice would constitute direct discrimination under Equal Opportunity Act 2010 (Vic) 
 Yes – by up to 30 days 
End of fixed term of not more than 5 years  s 91ZZD  60 or 90 days (depending on length of RRA)  No  No  NTV to have no effect if: 

  • The NTV specifies a termination date earlier than the end of the fixed term RRA – see s 91ZZI(1) for further detail. 
  • Giving notice would constitute direct discrimination under Equal Opportunity Act 2010 (Vic) 
  • It is given in response to the exercise or proposed exercise of a right under the RTA 
  • The renter making a report under s 72AA of the RTA 
 Yes – by up to 30 days 
End of fixed term of more than 5 years  s 91ZZDA  60 or 90 days (depending on length of RRA)  No  No  NTV to have no effect if: 

  • The NTV specifies a termination date earlier than the end of the fixed term RRA – see s 91ZZI(1) for further detail. 
  • Giving notice would constitute direct discrimination under Equal Opportunity Act 2010 (Vic) 
  • It is given in response to the exercise or proposed exercise of a right under the RTA 
  • The renter making a report under s 72AA of the RTA 
 Yes – by up to 30 days 

 

A challenge under s 91ZZU must be made within 30 days after the notice is given. If the challenge is not made within 30 days, it is necessary to request that the Tribunal waive the 30 day requirement under s 126(2)(b) of the VCAT Act (see: South Port Community Housing Group Inc v Ng (Residential Tenancies) [2022] VCAT 614).

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