On the 14 July 2021 the NSW Government implemented a new 60 day Eviction Moratorium - for some tenants. This has now been extended for an additional 2 months. After the eviction moratorium ends there will be transitional measures which will provide limited restrictions on eviction of impacted tenants who have accrued rent arrears. These transitional measures will cover the period 12th November 2021 to 12 February 2022. 

Eviction Moratorium - 14 July 2021 to 11 November 2021 

From 14 July 2021 until the 11 November 2021 landlords are prevented from serving a notice of termination for rent arrears or making an NSW Civil and Administrative Tribunal (NCAT) application for termination for rent arrears if:

(a) the tenant is an 'impacted tenant', 

(b) the tenant provided notice to the landlord they are an impacted tenant and

(c) the tenant has continued to pay at least 25% of the weekly rent.

For the July 2021 Moratorium there is an additional requirement to meet the definition of an 'impacted tenant'. The 25% reduction in the weekly household income due to COVID-19 is compared to the average household income for the 4 weeks prior to 26th June 2021. 

If you are an 'impacted tenant' it is very important that you notify your landlord in writing. 

The NSW Government has also announced that it will provide financial incentives for landlords who provide a rent reduction to tenants during this time. 

Did you accrue rental arrears between 15 April 2020 -  26 March 2021?

If so, and your household income reduced by at least 25% per week because of COVID-19 in the period 15 April 2020 to 26 March 2021 then there were conditional restrictions on termination in place up until 26 September 2021.

As an 'impacted tenant' with COVID-induced arrears in the prescribed period your landlord was prohibited from giving you a 90 days no grounds termination notice (s85), or a termination notice for rental arrears, or taking you to the Tribunal for termination because of non-payment of rent unless there was an agreement to a repayment plan or there had been good faith repayment negotiations facilitated by Fair Trading.

If Tribunal proceedings were commenced by your landlord or if you received a relevant termination notice between 27 March 2021 and 26 September 2021 then these transitional rules still apply. 

Eviction for other reasons

The COVID-19 tenancy protections are limited to termination for rent arrears for ‘impacted tenants'. This means that your landlord can still terminate your tenancy agreement and evict you if they have other reasons, for example if the landlord requires vacant possession at the end of the fixed term or if they allege you have damaged the property. Also, your landlord can still terminate your tenancy without grounds if they provide the correct notice period for the termination

Note: If tenants received notices of termination, or if were involved in Tribunal proceedings on or before 26 March 2021, then these notices and proceedings will continue to be subject to the laws of the Moratorium Period. For example, if you received a notice of termination on or before 26 March 2021, then the following termination reasons require at least 90 days notice:

  • end of fixed-term 'no grounds' evictions (section 84),
  • termination for other breaches (section 87, for breaches apart from rental arrears),
  • evictions for longer-term tenancies, i.e. a tenancy of 20 years or more (section 94)

Can the landlord terminate due to hardship?

Your landlord will still be able to apply to the Tribunal to terminate an agreement (to evict the tenant) where the landlord can show that they are suffering genuine hardship. The Tribunal may grant such an order if satisfied that, in the special circumstances of the case, the landlord would suffer undue hardship if the tenancy agreement was not terminated. The Tribunal will also consider the impact that termination would have on the tenant. 

If the Tribunal terminates a tenancy agreement on the basis of hardship to the landlord, the Tribunal may also order the landlord to pay compensation to the tenant for the tenant’s loss of tenancy. If you receive a termination notice on the ground of hardship to the landlord contact your local Tenants' Advice and Advocacy Service.

Eviction – your rights

No eviction without a court or Tribunal Order

For any termination of tenancy, your landlord will be required to follow the process for termination set out in the Residential Tenancies Act 2010. You cannot be evicted without an order from the Tribunal, and only the Sheriff can physically remove you. Even after the Tribunal has made a termination order, you may still save your tenancy if your termination was for rent arrears only and:

  • the Tribunal has not found that you have ‘frequently failed to pay’ the rent or water usage charges, and
  • the Sheriff hasn’t enforced the warrant for possession yet.

If you have received a notice of termination for any reason, we recommend you get in touch with your local Tenants' Advice and Advocacy Service for free tenancy advice as soon as possible.

If you are facing financial difficulties, and especially if you think you will fall into arrears, you should initiate negotiations with the landlord to reduce your rent. It's better to be proactive.

Retaliatory Evictions

If your landlord/agent acts to end the tenancy directly after you have tried to enforce your legal rights (such as asking for repairs), the Tribunal may find this to be a retaliatory eviction. The Tribunal may declare a termination notice to have no effect and/or refuse to make a termination order.

You can apply to the Tribunal for an order that the notice was retaliatory. You must apply within 30 days of getting a termination notice under section 85 of the Residential Tenancies Act 2010 (end of periodic agreement) or within 14 days for other notices.

If the landlord/agent has applied to the Tribunal for a termination order, you should attend the hearing and argue that the application was retaliatory.

If you think the termination notice you received from your landlord was retaliatory, we recommend you get in touch with your local Tenants' Advice and Advocacy Service
A landlord must not give a termination notice under section 85 to an impacted tenant who accrued arrears during the moratorium period unless it is fair and reasonable in the circumstances.

Temporary Accommodation 

Link2home is an information and referral service to assist homeless people and those at risk of homelessness – call 1800 152 152.

Aboriginal Hostels Ltd provides temporary accommodation services to Aboriginal and Torres Strait Islander people.

See also Legal Aid NSW's COVID-19 factsheet on Homelessness or at risk of homelessness.


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