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In the Northern Territory, a person who leases out a property has a number of obligations and rights. The rights and obligations of parties to residential leases are set out in the Residential Tenancies Act 1999. This page deals with the rights and obligations of landlords in the NT.
Starting a tenancy
A residential tenancy can be established through a written tenancy agreement or by verbal agreement. For the benefit of both parties, it is recommended a written agreement be used so both parties’ obligations are clearly understood.
Regardless of whether the tenancy agreement is written or verbal, the conditions agreed upon must not contradict the obligations found in the Residential Tenancies Act 1999.
Within three days of a tenant moving into a property, the landlord must complete a condition report and give a copy to the tenant to sign. The condition report is evidence of the state the property was in at the beginning of the tenancy.
Bond
A landlord has the right to ask a tenant to pay a damage bond at the start of the tenancy. The bond must not exceed the equivalent of four weeks rent. The landlord is required to hold the bond in an approved trust account for the duration of the tenancy.
Where the landlord decides to leave the NT for more than 14 days, the bond must be transferred to a registered real estate agent.
Entry to the property
The landlord must respect the tenant’s right to quiet enjoyment of the property. If they wish to enter the property, the landlord must comply with notice periods and entry conditions as outlined below:
| Reason for Entry | Notice required |
| To collect rent (cannot be more than once in a 7-day period) | 7 days |
| Inspection (maximum once in a 3 month period) | 7 days |
| Repairs | 24 hours |
| Emergency | No notice |
| Preparation of condition report | 24 hours |
| Showing to future tenants (no more than 28 days before end of lease) | 24 hours (cannot have excessive amount of showings) |
| Property sale | 24 hours (cannot have excessive amount of showings) |
Repairs and security
The landlord is obliged to make sure that the property being rented is habitable, and that it is safe and secure.
The landlord must arrange and pay for any repairs required to the property within a reasonable time frame. Emergency repairs must be carried out within five days of the tenant’s notification. The landlord may charge the tenant for the cost of a repair where the tenant has caused the damage.
The landlord is also required to ensure the property is reasonably secure, including providing and maintaining working locks on all doors and windows. The landlord must also ensure the property is compliant with all NT health and safety regulations.
If the property is in a state of disrepair and is not habitable, either party may terminate the tenancy agreement with two days notice.
Rent
It is the landlord’s right to have the rent paid on time as per the tenancy agreement. Where the tenant is more than 14 days behind in rent, the landlord can serve the tenant with a notice requiring the tenant to pay the arrears. If the tenant does not comply with the notice within seven days, the landlord can make an application to terminate the tenancy agreement through the Northern Territory Civil and Administrative Tribunal (NTCAT).
The landlord is required to maintain proper records of when and for which property the rent has been paid. A receipt must also be issued to the tenant unless they have paid directly into an authorised account.
A residential property must not be advertised, or offered for rental, without a specified rental amount.
Pests
NT rental laws do not stipulate who is responsible for keeping the property pest free.
The landlord is responsible for maintaining the property and ensuring the property is habitable and safe. However, if pests have come to the property because the tenant has not kept the property clean, the tenant may be responsible.
If the parties cannot come to an agreement, either party can make an application to the NTCAT.
Ending the tenancy
Within three days of a tenant removing their belongings from a property at the end of a tenancy, the landlord is required to complete a condition report for the property. The landlord is required to note on the report if they are retaining any of the bond to cover damage or cleaning. The landlord cannot retain any part of the bond without the signature of the tenant on the final condition report.
If the tenant does not agree and refuses to sign the condition report, the landlord must make an application to NTCAT within seven days of the tenant’s refusal.
The landlord is required to refund the bond within seven days of the tenant vacating the property, minus any amount deducted for damage, repairs, or unpaid rent. If the amount of bond to be repaid is in dispute, the landlord must, within seven days refund any amount in excess of the amount claimed.
If you require legal advice or representation in any legal matter, please contact Go To Court Lawyers.
faqs: - question: 'Can a landlord enter the property to collect rent more than once per week in the NT?' answer: 'No, landlords in the NT cannot enter the property to collect rent more than once in a 7-day period. The Residential Tenancies Act 1999 specifically limits rent collection visits to a maximum of once per week, and landlords must provide 7 days written notice before entering for this purpose. This restriction protects tenants'' right to quiet enjoyment of the property while allowing landlords reasonable access for legitimate purposes.' - question: 'What happens to the bond if a landlord leaves the Northern Territory for an extended period?' answer: 'If a landlord leaves the Northern Territory for more than 14 days, they must transfer the bond to a registered real estate agent. Under NT law, landlords are required to hold bonds in approved trust accounts, but this responsibility must be transferred to ensure proper management during extended absences. This protects tenants'' bond money and ensures compliance with the Residential Tenancies Act 1999 requirements for bond security and accessibility.' - question: 'How much does it cost to get legal advice about landlord rights and obligations in the NT?' answer: 'Go To Court Lawyers offers a fixed consultation fee of $295 for legal advice regarding landlord rights and obligations in the Northern Territory. This consultation will help you understand your specific rights under the Residential Tenancies Act 1999, including bond requirements, entry conditions, and compliance obligations. The fixed fee structure provides certainty about costs while ensuring you receive professional legal guidance tailored to your particular landlord circumstances.' - question: 'How can a lawyer help with landlord rights and obligations matters in the NT?' answer: 'A lawyer can help landlords draft compliant tenancy agreements, ensure proper bond handling procedures, and navigate entry requirements under NT law. They can assist with dispute resolution, advise on condition reports, and represent you in tenancy tribunal matters. Legal representation is particularly valuable when dealing with complex tenant issues, ensuring compliance with the Residential Tenancies Act 1999, and protecting your property investment through proper legal procedures and documentation.' - question: 'What are the time limits for completing a condition report when starting a tenancy in the NT?' answer: 'Landlords must complete a condition report and provide a copy to the tenant within three days of the tenant moving into the property. This is a strict legal requirement under NT tenancy law that cannot be delayed. The condition report serves as crucial evidence of the property''s state at tenancy commencement and affects bond claims later. Missing this deadline can significantly impact your ability to claim damages from the bond at the end of the tenancy.' ---