Ending a tenancy for landlords
Landlords can't end a tenancy agreement for no reason. They must have a legal reason, called a ground, to end the agreement. These grounds help protect landlords and tenants.
There are rules about the process a landlord must follow to end a tenancy. These rules may include giving a tenant a notice to vacate and a minimum notice period. The minimum notice period depends on the reason the landlord is ending the tenancy.
A tenancy will not end on the date in a notice to vacate unless the tenant leaves the home on this date. If the tenant does not leave, a landlord will need to apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
It may also depend on if the tenancy agreement is:
- fixed-term, meaning an agreement with a set end date, like a 12-month lease
- periodic, meaning an agreement with no set end date and continuing until someone ends it.
Some reasons for ending a tenancy can only apply to periodic or fixed-term tenancies. Some reasons can apply in both types of tenancies.
Ending a fixed-term tenancy
A landlord can end a fixed-term tenancy agreement for a number of reasons. Some of these reasons can also apply to periodic tenancies.
A landlord and tenant can agree in writing to end the tenancy. This can happen at any time if both sides agree.
The tenant must move out as agreed.
A landlord and tenant can also agree to end a periodic tenancy.
A landlord can end the tenancy if the tenant breaks the rules, or breaches, the tenancy agreement. Breaches can include not paying rent, damaging the home, or bothering neighbours.
The landlord must give the tenant a notice to remedy. If the tenant remedies the breach, the tenancy will continue.
If the tenant does not remedy the breach, the landlord must issue a notice to vacate.
If the tenant doesn’t leave, the landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
A landlord can also end a periodic tenancy if the tenant breaches the agreement.
If the landlord is moving to the ACT for work they can end the tenancy. This applies only if a posting termination clause was in the tenancy agreement at the time of signing.
For tenancy agreements entered into on or after 12 October 2025, the posting clause will also apply to the landlords spouse or domestic partner.
The landlord must give the tenant 8 weeks’ notice to vacate. They must also provide proof that they are being posted to the ACT for work. This could be a letter from their employer.
A landlord can end the tenancy if the tenant damages the property.
The landlord must give the tenant a notice to remedy the damage (if it can be repaired). The landlord must give the tenant two weeks to repair the damage.
If the tenant does not repair the damage, the landlord must give the tenant a notice to vacate. The landlord must give the tenant two weeks to leave the property.
If the tenant does not leave the property, the landlord may apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
A landlord can also end a periodic tenancy if the tenant damages the property.
A landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy if they are facing serious hardship.
The ACAT will decide to end the tenancy if the landlord’s problem is worse than the tenant’s will be if the tenancy ends.
The ACAT will choose the day that the tenancy will end.
If the tenant is threatening or abusive to the landlord, their family or their agent, the landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
The landlord must tell the tenant about the behaviour 2 weeks before applying. The ACAT will wait at least 3 weeks before holding a hearing.
A landlord can also end a periodic tenancy if the tenant is threatening or abusive to the landlord, their family or their agent.
If the tenant abandons the property and doesn’t come back, the tenancy ends on the day they left. The landlord must follow steps to confirm the home was abandoned.
If there’s a disagreement, the tenant or landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to decide when the home was abandoned.
A landlord can also end a periodic tenancy if the tenant abandons the property.
The landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy, if the tenant:
- sublets the property, or part of the property, to someone else
- lets someone else take over the tenancy agreement without permission.
A landlord can also end a periodic tenancy on this ground.
If the home becomes unsafe to live in, the landlord can end the tenancy. This could include after a flood or fire event. The landlord must give at least 1 week’s notice.
The tenant doesn’t have to pay rent from the day the home becomes unsafe. This applies even if they haven't received notice from the landlord.
A landlord can also end a periodic tenancy if the home becomes unsafe to live in.
If the tenant buys the home they’re renting, the tenancy ends when the sale is complete.
A landlord can also end a periodic tenancy if the tenant buys the home.
If the tenant lived in the home because of their job and that job ends, the landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy. The landlord must need the home for another worker to use this ground.
The ACAT must give the tenant at least 4 weeks to move out.
A landlord can also end a periodic tenancy on this ground.
If the tenant gave false or misleading information when entering the tenancy agreement, the landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end it.
A landlord can also end a periodic tenancy if the tenant gave false or misleading information.
If the home has or had loose-fill asbestos, or is part of the ACT asbestos buyback program, the landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
A successor in title who becomes the new landlord can end the tenancy. A successor in title could be:
- a child of a previous landlord who inherits the property after their death
- a bank who is foreclosing on the home after the landlord defaults on their mortgage.
A new owner who has bought the property is not a successor in title.
The new landlord must tell the tenant as soon as possible that they are ending the tenancy. They must give at least 8 weeks’ notice.
They must also apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
Periodic tenancies can also end if a successor in title wants to end the tenancy.
If the government takes action that makes the home unavailable within 4 weeks, the landlord can end the tenancy.
They must give at least 1 week’s notice. They must also apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
A landlord can also end a periodic tenancy if the home is unavailable because of government action.
Ending a periodic tenancy
There are some reasons for ending a tenancy which landlords can only use in periodic tenancies.
A landlord can end a periodic tenancy if they plan to sell the home. They must give 8 weeks’ notice and proof, like a statutory declaration or sales contract.
If the tenant doesn’t leave, the landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
For fixed-term leases, the home can be sold, but the lease continues until the fixed-term ends.
A landlord can end a periodic tenancy if they or someone close to them wants to live in the home. They must give 8 weeks’ notice and proof, like a statutory declaration.
If the tenant doesn’t leave, the landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
A landlord can end a periodic tenancy if they need to do big repairs or rebuild, and the tenant can’t stay during the work. They must give 12 weeks’ notice and proof, like quotes or building plans.
If the tenant doesn’t leave, the landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
A landlord can end a periodic tenancy if they legally want to use the home for something else, like a business. They must give 26 weeks’ notice and proof, like a business plan or statutory declaration.
If the tenant doesn’t leave, the landlord can apply to the ACT Civil and Administrative Tribunal (ACAT) to end the tenancy.
More information
To seek further advice on ending a tenancy, landlords can:
- access the Residential Tenancies Act 1997 and the Residential Tenancies Regulation 1998 on the ACT Legislation Register
- visit the ACT Civil and Administrative Tribunal (ACAT) website.
- search for a lawyer who may be able to advise on tenancy law matters on the Law Society of the ACT
Further information is also available in the Renting Book.