Eviction

The NSW Government has implemented an Evictions Moratorium – for some tenants.

This is a public health measure to minimise social movement during the COVID-19 pandemic.

Restrictions on evictions for rent arrears until 26 March 2021

Up until 13 June there was a 60 day stop on evictions for rent arrears for COVID-19 'impacted tenants'. The 60 day stop on evictions has now ended.

However, until 26 March 2021 there are restrictions in place for evictions for rent arrears where the household is in financial hardship due to COVID-19 – see the eligibility criteria in 'Am I a COVID-19 'impacted tenant'?' 

A landlord is able to apply to the Tribunal to evict an 'impacted tenant' for rental arrears, but the landlord must be able to demonstrate they have taken part in 'good faith' rent reduction negotiations with the tenant, including through the formal mediation process. If the landlord and tenant are unsuccessful at reaching a mutually agreed outcome initially, either the tenant or landlord can seek assistance from Fair Trading to help formally mediate further negotiations. See COVID-19 Guide: Rent negotiations

A landlord can only seek to terminate the tenancy agreement of an 'impacted tenant' after formal negotiations via the Fair Trading dispute resolution process have failed. The Tribunal has discretion in each case to assess whether it is fair and reasonable to evict in the circumstances.

 

I am a COVID-19 'impacted tenant' ...

 

If you are a COVID-19 'impacted tenant' and are unable to meet your rental payments, the evictions moratorium measures in NSW restrict the ability of the landlord to evict you for rent arrears until 26 March 2021.

If you are a COVID-19 'impacted tenant' and your landlord wants to evict you they must make an application to the NSW Civil and Administrative Tribunal (NCAT) to have the tenancy ended. They must be able to demonstrate:

  • they have participated in 'good faith' in the formal rent negotiation process overseen by NSW Fair Trading (see COVID-19 Guide: Rent negotiations); and
  • it is fair and reasonable in the circumstances to evict you.

Applying to the Tribunal is the only way a landlord can evict you

The Tribunal must consider whether the eviction is 'fair and reasonable in the circumstances', taking into account factors including:

  • advice from Fair Trading about the landlord and your participation in formal 'good faith' rent reduction negotiations,
  • whether the tenant has been making any payments towards rent,
  • the parties' financial circumstances including any hardship faced,
  • health concerns or any other vulnerabilities of the impacted tenant
  • relevant public health orders and/or objectives

In order for these protections to apply to you, you must be an 'impacted tenant' and the basis of the termination must be solely for the non-payment of rent or other tenancy charges (e.g. water usage, utility bills).

To work out if you are an 'impacted tenant', see COVID Guide: Am I a COVID-19 'impacted tenant'?

If you received a notice for a reason other than the non-payment of rent or other charges see 'Eviction for other reasons' below.

See also:

 

 

I am NOT a COVID-19 'impacted tenant'...

 

Rent arrears and eviction

If you do not qualify as a COVID-19 'impacted tenant' (see COVID-19 Guide: Am I an 'impacted tenant'?) – for example your household income is reduced by 20% – you may still ask the landlord to consider a rent reduction. If the landlord or agent ignores your request or won't enter into negotiations you may be able to access the NSW Fair Trading Dispute Resolution process. NSW Fair Trading will consider an application for assistance from a tenant whose household income was reduced by less than 25%.

While the restrictions against eviction for rent arrears outlined above will not apply, the Tribunal still has discretion about whether to proceed with rent arrears evictions. Each case will be assessed on its merits and will require the tenant to provide evidence of any additional hardship.

See also:

Eviction for other reasons

If you are not a COVID-19 'impacted tenant' and receive an eviction notice for another reason see 'Eviction for other reasons' below to check for any relevant changes to notice periods.

See also:

 

What if I am not yet behind in my rent?

 

You do not have to be in rental arrears to access the NSW Fair Trading Dispute Resolution process.

You should get in touch with the landlord or agent as soon as you are able to and request to begin negotiations on a fair rent reduction before you get behind in your rent. If you are not able to reach an agreement you can then apply for Fair Trading’s assistance with mediating further negotiations via their formal rent negotiation process.

See COVID-19 Guide: Rent, rent reduction and negotiation to prepare for negotiation and COVID-19 Guide: Rent negotiations for more on the negotiation process.

 

Eviction for other reasons

 

The COVID-19 tenancy protections are mostly limited to termination for rent arrears for ‘impacted tenants'. This means that your landlord can still terminate your 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.

For some terminations, the notice period required has been extended to give people more time to find a new premises during the health crisis. If you receive a termination notice between 15 April 2020 and 26 March 2021 see 'Extension of notice periods' below for information about the extended notice periods during the moratorium period.

Extension of notice periods

 

There is an extension of notice periods to at least 90 days for evictions on a range of termination grounds for notices received between 15 April 2020 until 26 March 2021. The following termination reasons require at least 90 days notice during the moratorium period:

  • 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).

Note: If a termination notice is given for the end of fixed term under section 84, the tenant remains liable for rent until the last day of the fixed term. You may seek to negotiate with the landlord to waive rent before the end of the fixed term in return for you providing vacant possession at an earlier date. Any such arrangement should be in writing, so that it is enforceable.

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.  NCAT 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. If the Tribunal terminates a tenancy agreement on the basis of hardship to the landlord, NCAT may also order the landlord to pay compensation to the tenant for the tenant’s loss of tenancy.

 

See also:

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.

If you have received a notice of termination for any reason, we recommend you get in touch with your local Tenants' Advice 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 (NSW) (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 Service

See also:

 

Also check out this video on rent reductions and evictions by Inner City Tenants Advice & Advocacy Service.