Leases and bonds - information for property managers

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Residential tenancy agreements (leases)

We provide the following prescribed forms for residential tenancy agreements:

Long-term leases must be in writing, using either Form 1 or 2. For more information, view our Long-term leases section.

Special conditions may be added to the prescribed agreements but only if they do not exclude, restrict or modify tenants’ and landlords’ rights and obligations, as set out in the Residential Tenancies Act 1997.

You must give a copy of the lease - with the details of the proposed tenancy included - to the tenant before it is signed. Once both the tenant and landlord sign it, you must give a copy of the signed document to the tenant within 14 days.

Before the tenant moves in, you must give them:


You must not charge tenants fees for:

  • beginning, continuing or renewing a tenancy agreement
  • preparing a lease
  • supplying keys and security devices to each tenant named on the lease
  • issuing a rent card for rent payment
  • the establishment or ongoing use of direct debit facilities.


Under the Residential Tenancies Act 1997, you must lodge residential tenancy bonds (also called rental bonds or security deposits) with the Residential Tenancies Bond Authority (RTBA). Generally, the maximum amount allowable for a residential tenancies bond is one month's rent. For more information on bond amounts in short-term and long-term leases, view our Lodging the bond page.

Property managers should lodge bonds electronically through the RTBA Online website. Learn how with our guide to lodging a bond for property managers

In cases where a tenant does not have an email address or is unable to complete an electronic transaction, you can generate a bond lodgement paper form through RTBA Online. You must submit the lodgement and bond payment to the RTBA within 10 business days of receiving the bond from the tenant.

When lodging electronically, the bond money is debited from the nominated agency bank account. The RTBA is only authorised to withdraw funds when the estate agent lodges a bond application and all tenants have agreed. These withdrawn funds are automatically deposited into a bank account held by the RTBA and held in trust by the RTBA until a bond claim is submitted. 

The RTBA accepts:

  • direct debits from the bank account registered on the property manager/landlord’s RTBA Online account (electronic)
  • bond cheques and money orders made payable either to you or the RTBA (paper form).

The RTBA cannot accept bonds paid in cash.

Ending a lease

Landlords and tenants can mutually agree in writing to end a fixed-term lease at any time before the lease’s end date.

For information on when a landlord can give the tenant a written notice to vacate, view our Landlord giving notice to vacate page.

If the tenant wants to end the lease, they must give 28 days’ notice of their intention to vacate, with the 28th day falling on or after the lease’s end date. If they are on a month-by-month agreement, the tenant can give this notice at any time.

If a tenant wants to end a lease earlier than the required notice period (break the lease), they can be charged re-letting fees, re-advertising fees and rent lost while the premises are vacant. You can find more information on our Tenant giving notice of intention to vacate page.

For information on bond claim processes at the end of a tenancy, view our Releasing or claiming the bond page.

Retail, commercial and industrial leases

We do not have jurisdiction to deal with retail, commercial or industrial lease disputes. Our jurisdiction covers only residential leases.

Please seek legal advice or contact the Office of the Victorian Small Business Commissioner, which provides information and dispute resolution services for retail tenants. For more information, visit the Retail tenants and landlords page on the Victorian Small Business Commissioner website.

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