The short answer
Every ACT residential tenancy agreement automatically includes the standard residential tenancy terms in Schedule 1 of the Residential Tenancies Act, even if your lease document doesn't print them.
Extra terms are allowed if they're consistent with the standard terms. A term that conflicts with a standard term is void unless ACAT has endorsed it, and a term that conflicts with the Act itself is always void. You can't sign away your rights.
The standard terms are part of every lease
Every residential tenancy agreement in the ACT is taken to include the standard residential tenancy terms in Schedule 1 of the Act (section 8). They cover rent, bonds, repairs, access, inspections, pets, modifications, ending the tenancy and more.
- For a fixed-term lease, the terms are the ones in force on the day you signed.
- For a periodic tenancy, including one that continues after a fixed term, the terms apply as they’re updated over time.
Read the current standard terms on the ACT Legislation Register (Schedule 1 of the Residential Tenancies Act). Older printed copies may be out of date.
Extra terms: what’s allowed
A lease can include additional terms (section 8 and standard term 1):
- Consistent with the standard terms: allowed.
- Inconsistent with a standard term: void unless ACAT has endorsed it (sections 9 and 10). The lease must be annotated to point out the term to you before you sign. There’s no ACAT fee for an endorsement application.
- Inconsistent with the Act: always void, and ACAT can’t endorse it.
You can’t contract out of the Act (standard term 3).
The Renting Book lists these:
| Lease term | Status |
|---|---|
| Only one person may live in the home | Needs ACAT endorsement |
| The lessor may inspect at any time without notice | Needs ACAT endorsement |
| An extra bond because you have a pet | Void: conflicts with the Act |
| 1 week’s notice of a rent increase | Void: conflicts with the Act |
| A new reason for the lessor to end the tenancy | Void: conflicts with the Act |
Posting clauses
Posting clauses are optional terms in Schedule 2 that apply only if you and your lessor agree to include them:
- The lessor or their partner is posted to the ACT: the lessor can give 8 weeks’ notice to vacate with evidence. You can leave earlier on 2 weeks’ notice, or 4 days in the last 2 weeks, without a break lease fee.
- You or your partner are posted away from the ACT: you can give 8 weeks’ notice with evidence, without a break lease fee.
The Renting Book says the wording that includes partners applies to leases entered into from 12 October 2025.
What you must get before you sign
Before you sign, the lessor must give you (section 12):
- a copy of the proposed agreement, with any inconsistent terms pointed out
- an asbestos assessment report for the home, or the ACT Government’s asbestos advice. See asbestos.
- a statement about whether the home meets the minimum ceiling insulation standard. See insulation.
- for an apartment or townhouse, the owners corporation rules, through a unit title rental certificate. See body corporate rules.
Advertisements must show a rental rate, and lessors and agents must not invite rent bidding.
At the start of the tenancy
- Condition report: the lessor must give you one no later than the day after you move in. You have 2 weeks to return it with your comments. See moving out.
- Bond: no more than 4 weeks’ rent, lodged with ACT Rental Bonds. See rental bonds.
- Rent in advance: no more than 2 weeks, unless you choose to pay more.
Common questions
My lease says I must have the carpets professionally cleaned when I leave. Is that allowed?
The ACT Government's Renting Book says you aren't required to use professional cleaning at the end of a tenancy. The only exception it gives is professional carpet cleaning, where the lease requires it and the lessor shows the carpets were professionally cleaned before you moved in. If your lease asks for more, get advice.
What's a posting clause?
An optional term that lets a lessor end the lease if they or their partner are posted to the ACT, or lets you end it if you or your partner are posted away. Each side gives 8 weeks' notice with evidence, and no break lease fee applies. It's only part of your lease if you both agreed to it.
My lease says only one person can live here. Is that valid?
The Renting Book gives a term limiting occupancy to one person as a term that's inconsistent with the standard terms, so it needs ACAT's endorsement to be valid.
Sources for this guide (3)
- Residential Tenancies Act 1997 (ACT), sections 8–12, Schedule 1 and Schedule 2 (republication R84) (ACT Legislation Register)
- The Renting Book, January 2026 (ACT Government)
- ACAT fees 2026–27 (endorsement applications) (ACT Civil and Administrative Tribunal)
This guide is general information about ACT renting law as at the date above. It isn't legal advice. Laws and notices change and details matter, so check your own situation with a free advice service before you rely on it.