This week in Victorian property
A rental property can look immaculate online and still have gaps in its paperwork. This week’s changes to Victoria’s rental laws are a timely reminder that presenting a home well and documenting it properly need to work together.
Reforms that commenced on 13 October 2026 bring fresh requirements around supporting bond claims, retaining minimum-standards records and safety checks. For owners and property managers, this is a good moment to review the file behind each property, as well as the property itself.
Evidence belongs at the start of the process
Under the new requirements, rental providers or their agents must retain records showing that a property met the rental minimum standards before it was advertised, offered or occupied. Those records must be supplied to Consumer Affairs Victoria if requested. The requirement for a property to meet minimum standards when advertised was already introduced in November 2025.
The practical takeaway is to make documentation part of preparing a property for market. Before scheduling a campaign, ask whether the relevant checks have been completed, whether outstanding work has been resolved and whether the supporting records are easy to find.
A useful internal approach is to keep a clearly labelled property folder, with inspection records, relevant trade reports, invoices and original photographs organised by date. This is a workflow suggestion, rather than a prescribed legal filing system. The aim is simple: someone opening the file should be able to understand what was checked and when.
Bond claims need a clear supporting story
Consumer Affairs Victoria’s current guidance says a rental provider intending to claim bond must notify the renter at least three business days before lodging the claim with the RTBA. Supporting evidence must be provided and must not contradict the condition report. Accepted evidence includes invoices, receipts, quotes and photographs. Fair wear and tear cannot be claimed against the bond.
That makes consistency valuable. A clear photograph, a matching written description and a relevant invoice are easier to interpret than a collection of unlabelled images gathered at the last minute. For renters, keeping their own dated records and raising discrepancies promptly can also help establish a shared understanding of a home’s condition.
Use the right photographs for the job
Marketing photography helps people understand a home’s spaces, light and layout. Condition photography serves a different purpose: recording the detail of the property at a particular time. Both deserve care, but one set should not automatically be treated as sufficient for the other.
For a practical record, consider pairing a wider room view with closer images of relevant features or existing marks. Keep originals, use consistent filenames and link images to the written report. Avoid edits that remove defects or change the appearance of surfaces in records intended to show condition.
A photograph also has limits. An attractive image of a heater cannot establish that it operates safely, and a bright bathroom photograph cannot verify every underlying maintenance issue. Where technical assessment is needed, arrange the appropriate qualified professional and retain their documentation.
Check the maintenance calendar, too
From 13 October, the two-yearly gas and electrical safety-check requirements extend to all rental properties, including older agreements. Gas checks apply where gas appliances, fixtures or fittings are present. A gas safety check by a licensed or registered gasfitter is also required within the six months before draughtproofing work begins at those properties.
Owners can use this review to confirm the last inspection dates and identify the next actions with their property manager. A shared calendar and a named person responsible for follow-up are sensible ways to keep outstanding tasks visible. If a property is changing managers, include the supporting documents in the handover rather than assuming they will follow automatically. Keeping a short list of missing records gives the incoming manager a practical starting point and helps the owner see which questions still need answers.
Plan ahead for March 2027
The next stage includes energy-efficiency standards beginning in phases from 1 March 2027, covering heating, cooling, hot water, showerheads, ceiling insulation and draughtproofing. Different triggers apply; this is not a single deadline to replace every appliance. For example, the new heating replacement requirement is triggered when an existing fixed system fails beyond repair.
For this spring, a useful first step is a conversation with your property manager: is the home ready to advertise, is its condition accurately recorded, and is the supporting evidence complete? Good presentation starts with understanding the property. Good records help carry that understanding through the whole tenancy.
Disclaimer: This article provides general information only and does not constitute legal, financial, property or other professional advice. While we aim to keep information accurate, we do not guarantee its accuracy, completeness or currency. Laws and market conditions may change. You should independently verify information and seek advice from a suitably qualified professional before acting on it.