One of the most common complaints I hear from tenants is about inspections. Landlords showing up unannounced. Agents giving minimal notice. Inspections happening too frequently. Feeling like your home isn’t really your home because someone else can walk through it whenever they decide.

The good news is that every Australian state has clear rules about inspections—how much notice is required, how often they can happen, and what landlords are allowed to inspect. The bad news is that these rules differ by state, and many landlords don’t follow them properly.

Notice Requirements by State

Every state requires written notice before a routine inspection. The minimum notice periods are:

NSW: 7 days written notice. The notice must specify the date and a two-hour window during which the inspection will occur.

Victoria: At least 7 days notice. The tenant must give consent or the landlord must obtain a VCAT order. Under the 2021 reforms, tenants can refuse entry for routine inspections if the notice requirements aren’t met.

Queensland: Entry notice must be given at least 7 days before. The notice must include date, time (within a reasonable period), and purpose of entry.

South Australia: 7-14 days notice depending on the type of inspection. Routine inspections require at least 7 days.

Western Australia: Between 7 and 14 days notice for routine inspections. The WA Department of Commerce tenancy guide outlines the specifics.

Tasmania: At least 24 hours for most entries, but routine inspections require “reasonable notice,” which in practice means at least 7 days.

ACT: At least 1 week’s notice for routine inspections.

NT: 7 days notice for routine inspections.

These are minimums. If your landlord provides less notice, the inspection isn’t valid and you’re within your rights to ask them to reschedule.

Frequency Limits

States also limit how often routine inspections can occur:

NSW: Once every 6 months (changed from every 3 months under the 2024 reforms).

Victoria: Twice per year maximum, with at least 6 months between inspections.

Queensland: Once every 3 months. However, QCAT has indicated that quarterly inspections should only occur where there’s a genuine need.

South Australia: Once every 4 weeks. This is notably more frequent than other states and has been criticized by tenant advocates.

Western Australia: Once every 3 months.

Tasmania: Once every 3 months for the first year, then once every 6 months.

ACT: Once every 6 months.

If your landlord is inspecting more frequently than allowed, put it in writing that you believe the inspections exceed the legal limit. Keep records of every inspection date.

What They Can and Can’t Inspect

Routine inspections are meant to check the general condition of the property. There are limits on what agents and landlords can do during these visits:

They can: Check for property damage beyond normal wear and tear. Verify that the property is being kept in a reasonable condition. Photograph areas of concern (with your knowledge). Check smoke alarms and safety devices if they’re due for testing.

They can’t: Open your personal storage containers, drawers, or cabinets. Go through your belongings. Inspect personal items that don’t relate to property condition. Bring unauthorized people along without your consent. Stay longer than necessary—inspections should take 15-30 minutes for a standard property.

Grey areas: Looking inside wardrobes (to check for mould or damage), checking under sinks (for leaks), opening the oven (for cleanliness). These are technically about property condition but feel invasive. If you’re uncomfortable, ask the agent what specifically they’re checking and whether it’s necessary.

Your Right to Be Present

You have the right to be present during any inspection in every Australian state. Agents sometimes schedule inspections during business hours when they know you’re likely at work. While the inspection can proceed without you present (provided proper notice was given), you can request a time that works for both parties.

If you want to be present but the scheduled time doesn’t work, contact the agent and propose alternatives. Most will accommodate reasonable requests. If they refuse and schedule only during times you can’t attend, document this and raise it with your state’s tenancy authority.

Some tenants prefer not to be present, and that’s fine too. But if you have concerns about how inspections are conducted, being there gives you the ability to address issues in real time.

Dealing with Inspection Problems

If your landlord or agent isn’t following the rules:

Document everything. Keep records of inspection notices received, actual inspection dates, who attended, and how long they stayed. If notice was insufficient, save the notice with the date you received it.

Raise issues in writing. Email or write to the agent or landlord specifying which rule was breached. Reference the relevant section of your state’s residential tenancy legislation. Written records are essential if the dispute escalates.

Contact your state tenancy body. Every state has a tenants’ advice service that can provide free guidance. NSW has the Tenants’ Union, Victoria has Tenants Victoria, Queensland has the RTA, and so on. They can advise whether a breach has occurred and what remedies are available.

Apply to the tribunal. If inspections consistently breach rules and informal resolution fails, you can apply to your state’s residential tenancy tribunal. Tribunals can order landlords to comply with inspection requirements and, in some cases, award compensation for inconvenience.

The Bigger Picture

Inspection rights reflect a fundamental tension in tenancy law: the landlord’s right to protect their property versus the tenant’s right to quiet enjoyment of their home. Both are legitimate interests, and the legislation tries to balance them.

The trend across Australia is toward better protection for tenants—longer notice periods, less frequent inspections, and stronger enforcement of existing rules. NSW’s move to six-monthly inspections in 2024 was a significant step, and other states are considering similar changes.

But legislation only works if tenants know their rights and are willing to assert them. Too many tenants accept inspection practices that breach the rules because they don’t know what’s allowed or they’re afraid of retaliation. Knowing the rules is the first step toward ensuring they’re followed.