Key RTA Changes from 20 March 2025: What Landlords Need to Know

As of today, key updates to the Residential Tenancies Act (RTA) are now in force. These changes impact how landlords communicate with tenants, enforce tenancy agreements, and handle disputes. If you own a rental property, it’s crucial to understand what’s changed and how it affects you.

Here’s what you need to know to stay compliant and protect your investment.

Notices and Documents Can Now Be Sent Electronically

Landlords can now serve notices and tenancy documents via email, fax, or instant messaging, provided the tenant has agreed to this in the tenancy agreement. This modernises communication, making it faster and more efficient.

However, a physical address for service is still required, so you can’t rely solely on digital communication.

Email Addresses Remain Valid for Tribunal Applications

If a tenant provided an email address as an address for service, you can continue using it for up to two years after the tenancy ends. Even if the tenancy ended more than two years ago, landlords may still use an email if it was supplied in writing or used by the tenant to communicate with them.

This change ensures landlords can reach former tenants if there are any unresolved matters or disputes to address.

Smoking Bans in Rental Properties Are Enforceable

If your tenancy agreement bans smoking inside, you now have clear legal backing to enforce it.

However, if you want to extend the ban to outdoor areas or outbuildings, you must ensure it doesn’t interfere with the tenant’s right to quiet enjoyment as per the RTA.

Tenancy Tribunal Can Decide Some Cases Without a Hearing

The Tenancy Tribunal can now make decisions based solely on written applications and supporting documents, removing the need for a formal hearing in some cases.

This could help resolve disputes faster, but it doesn’t apply to cases involving tenancy terminations or landlord entry rights.

Tenants Affected by Family Violence Can Exit Tenancies More Easily

Tenants who experience family violence can now withdraw from their tenancy with just two days’ notice, provided they supply qualifying evidence.

For two weeks after the tenant withdraws, rent must be proportionally reduced based on the number of remaining tenants.

This provision is in place to protect tenants in difficult situations, and landlords should be aware of their responsibilities while managing their rental properties effectively.

Service Tenancies on Crown Land Now Clearly Defined

The law now confirms that service tenancies include those granted by the Crown as part of a contract between a school board and an employee or contractor.

Tribunal Jurisdiction Clarified for Multiple Tenancies

If the Tenancy Services Compliance and Investigations team takes a landlord to the Tenancy Tribunal for breaches affecting multiple tenancies, the $100,000 financial threshold now applies separately to each tenancy rather than the entire application. This prevents landlords or Tenancy Services from being restricted by a limit that would apply across all their cases combined.

Key Takeaways for Landlords

Review your no-smoking clause: Ensure it is enforceable, particularly for indoor smoking bans, and be cautious if extending bans to outdoor areas or outbuildings.
Proper documentation is essential: Keep clear, organised records of all communication with tenants, notices served, payment records, and any supporting evidence for your decisions.
Serving notices digitally: Using digital platforms can be an efficient option for landlords. Be sure to use platforms that accurately log messages and provide timestamps.