Eviction Notice Template (Australia, NSW)

"No grounds" is gone in NSW — a stated ground is now compulsory

Before 19 May 2025, a NSW landlord could end a periodic tenancy, or let a fixed term simply lapse, without giving any reason at all. The Residential Tenancies Amendment Act 2024 removed that option entirely: every termination notice now has to rely on one of the grounds set out in the Act — sale of the property, significant repairs, renovations or demolition, the landlord or a family member moving in, an ended employee or caretaker arrangement, or a breach of the tenancy (including rent arrears) — and, for most of those grounds, the notice must be accompanied by supporting documents or information.

Giving a notice on a ground that isn't genuine is itself an offence under the Act, with heavy penalties for the landlord or their agent. This is a real and current change, not a proposal — it applies to fixed-term and periodic agreements alike, and to tenancies that started before the reform as well as new ones.

A notice is not an eviction — NCAT decides that

Serving this Notice starts a process; it does not by itself remove the tenant. If the tenant doesn't vacate by the date stated and has no legal right to stay, the landlord's next step is to apply to the NSW Civil and Administrative Tribunal (NCAT) for a termination and possession order — only NCAT, and ultimately the Sheriff acting on a Tribunal order, can lawfully remove a tenant. A landlord who changes the locks, removes belongings, or shuts off utilities without a Tribunal order is exposing themselves to liability regardless of how valid the underlying ground was.

A tenant who believes the stated ground isn't genuine, or that the landlord hasn't followed the correct process, can apply to NCAT to challenge the notice. That's a separate and available check on the process this template starts.

Other states have their own rules — this is not a national document

Victoria, Queensland, Western Australia, South Australia, Tasmania, the ACT and the Northern Territory each run their own residential tenancies legislation, with different termination grounds, notice periods, and in some cases their own mandatory forms. Western Australia is the strictest example found in earlier research for this product: it mandates its own tenancy agreement form (Form 1AA) and Consumer Protection WA states outright that a landlord "can not make your own or use AI" for that particular document — a reminder that a single template can't stand in for the applicable state Act. Confirm the current legislation in the relevant state or territory before using this NSW-specific notice anywhere else.

The sections, explained

Ground for termination

Selected above the document from the grounds the Residential Tenancies Act 2010 (NSW) currently allows — there is no "no reason" option, because that ground was abolished on 19 May 2025.

Supporting documents and information

A description of what accompanies the notice for the chosen ground — for example, a contract of sale, renovation quotes, or a statement about who is moving in — since several grounds require this in addition to the notice itself.

Deadline to vacate

The date by which the tenant must vacate, calculated from the current minimum notice period for the chosen ground, which this template leaves for you to confirm rather than guess.

This notice does not evict you

States plainly that only the NSW Civil and Administrative Tribunal, through a termination and possession order, can actually remove a tenant — this Notice starts that process, it doesn't finish it.

Non-genuine grounds are an offence

Flags that giving a termination notice on a ground that isn't genuine is itself an offence under the Act — the single biggest change a landlord needs to understand before serving this notice.

Proof of service

A declaration completed and signed by the person who served the notice — method, date, and recipient — which NCAT will ask for if the matter proceeds.

Requirements checklist (NSW)

These are the current NSW position, verified against NSW Government and legislation sources. Confirm the live position before relying on any date or figure, since tenancy law changes frequently.

• No-grounds termination has been abolished in NSW

  The Residential Tenancies Amendment Act 2024 removed the ability to end a periodic tenancy, or decline to renew a fixed-term tenancy, without stating a specific ground. This took effect on 19 May 2025 and applies to existing tenancies as well as new ones — a landlord must now rely on one of the Act's stated grounds every time.

  NSW Government — Changes to rental laws

• Minimum notice periods depend on the ground

  NSW Fair Trading's published table sets different minimum notice periods by ground — for example, longer notice for grounds like sale, renovation or a family member moving in, and materially shorter notice for rent arrears or another breach of the agreement. Confirm the current period for the specific ground before setting a deadline date.

  NSW Government — Minimum notice periods for ending a residential tenancy

• A Termination Information Statement must accompany the notice

  Landlords and agents must give the tenant the current Termination Information Statement together with the termination notice. It explains the tenant's rights, the process that follows, and how to challenge the notice at NCAT.

  NSW Government — Termination information statement

• Giving a notice on a ground that isn't genuine is an offence

  A landlord or agent must not give a termination notice on a ground that is not genuine. It is a defence only if they show they did not know, and could not reasonably have found out, that the ground was not genuine.

  Residential Tenancies Act 2010 (NSW), section 86

• This NSW template does not apply in other states or territories

  Victoria, Queensland, Western Australia and every other Australian jurisdiction runs its own residential tenancies statute, with different grounds, notice periods, and — in Western Australia's case — its own mandatory tenancy agreement form. Confirm the applicable legislation for the state or territory the property is actually in.

How to use this template

1. Choose the actual ground for termination. Select the ground that genuinely applies — sale of the property, significant repairs, renovations or demolition, the landlord or family moving in, an ended employee or caretaker arrangement, breach of the agreement, or another ground the Act permits. There is no "no reason" option, because that ground no longer exists in NSW.
2. Fill in the parties and property. Type the landlord's (and agent's, if any) and tenant's names and the rental property's address into the highlighted blanks.
3. Confirm the current minimum notice period. Before setting the deadline date, check NSW Fair Trading's current minimum notice period for the specific ground you're relying on — this template does not assume a number for you, because the period differs by ground and can change.
4. Describe the ground and attach supporting documents. Fill in the specific details of the ground, and describe the supporting documents or information you're providing with the notice — several grounds require this under the Act.
5. Serve the notice with the Termination Information Statement. Serve the notice together with the current NSW Fair Trading Termination Information Statement, then have the person who served it complete and sign the proof-of-service declaration.
6. Download and keep a copy. Download the completed notice as a Word or PDF file and keep a signed copy with the proof-of-service declaration and supporting documents — you'll need all of it if the matter goes to NCAT.

Frequently asked questions