Important Notice: This article provides general information about Victorian rental law for educational purposes only. It does not constitute legal advice and should not be relied upon as such. The information may not reflect the most current legal developments, and the application of law varies based on individual circumstances. For advice about your specific situation, consult a qualified legal professional, licensed property manager, or contact Consumer Affairs Victoria directly.
If you own a rental property in Victoria, 2025 has been a wake-up call. A series of reforms to the Residential Tenancies Act 1997 have fundamentally changed what you can and cannot do when advertising, screening tenants, and managing your property.
The penalties? Up to 60 penalty units — approximately $12,210.6 per offence for individuals. For companies, it's five times that.
This isn't hypothetical. Consumer Affairs Victoria is actively investigating complaints, and VCAT is hearing disputes. The question isn't whether these rules will be enforced — it's whether you're compliant.
Let's break down what's changed, what it means for you, and exactly what you need to do.
The rental bidding ban (Section 30F of the Residential Tenancies Act 1997) has been in effect since 29 March 2021, but many landlords didn't take it seriously. In March 2025, the government closed a major loophole by adding subsection (4):
"A residential rental provider or the provider's agent must not accept an unsolicited or otherwise uninvited offer of an amount of rent that is higher than the advertised amount."
Translation: Even if a prospective tenant voluntarily offers to pay more than your advertised rent, you cannot accept it.
| What You CANNOT Do | What You CAN Do |
|---|---|
| Advertise "$500-$550 per week" | Advertise "$500 per week" (fixed amount) |
| Ask applicants "What's your best offer?" | Accept applications at the advertised rate |
| Conduct rental auctions | Choose tenants based on suitability, not highest bid |
| Accept $520/week when you advertised $500 | Increase rent through proper channels after lease starts |
| Hint that higher offers are welcome | Use a physical sign without rent amount (exception applies) |
Each breach carries:
And here's the kicker — there are three separate offences under Section 30F: