NSW bans no-grounds evictions: what the new rules mean

What is a no-grounds eviction?

A 'no-grounds' eviction (also called a 'no-fault' eviction) is when a landlord ends a periodic tenancy without needing to give a specific reason. Under the old NSW rules, a landlord could terminate a periodic tenancy with 90 days' written notice, without explaining why. This made housing security very unpredictable for long-term renters.

What has changed?

From late 2025, amendments to the NSW Residential Tenancies Act 2010 prohibit no-grounds evictions for periodic tenancies. A landlord can now only end a periodic tenancy if they have one of the following prescribed grounds:

• •The landlord or an immediate family member intends to occupy the premises
• •The property is being sold with vacant possession
• •Significant renovation or demolition is planned
• •The property is to be used for non-residential purposes
• •The landlord requires possession for another prescribed reason
• •The tenant has breached the tenancy agreement (a separate process applies)

What about at the end of a fixed-term lease?

The ban on no-grounds evictions applies to periodic tenancies (month-to-month arrangements). At the end of a fixed-term lease, a landlord can still choose not to renew the lease — they do not need a reason not to renew a fixed term. However, if the tenancy rolls over into a periodic arrangement, the new rules apply.

What if a landlord claims an approved ground falsely?

The 2025 NSW amendments include penalties for landlords who misuse approved grounds. If a landlord claims they are moving in but then re-lets the property within 12 months without genuine owner-occupation, they can face penalties and orders to compensate the displaced tenant.

Practical implications

These changes provide significantly more security for NSW renters on periodic tenancies. Renters who have been in a property for years without renewal of a fixed-term lease should familiarise themselves with the new grounds. Landlords should document their grounds for ending a periodic tenancy carefully, and seek legal advice if they are unsure whether their reason qualifies.