Residential tenancy agreement, 8 Carrington Street

Residential lease agreement template for a New South Wales fixed term

A residential tenancy is the one agreement where most of the terms are set by statute rather than by the parties, so the useful part of a template is the additional terms and the numbers. This one is a 12 month New South Wales fixed term at $560 a week, with the bond, the entry notice periods and the break fee written out exactly as the Act sets them.

Create a document with OneCraft8 A4 pages, editable, then download as a PDF

The document, page by page

Every page as it renders and as it prints, with nothing summarised. Read the wording before you reuse it.

Residential tenancy agreement

8 Carrington Street, Summer Hill

Between Priya Nair, landlord, and Tomas Serrano and Aisha Mbeki, tenants

New South Wales, no agent appointed
Fixed term from 1 February 2027
Residential tenancy agreement · 8 Carrington Street, Summer Hill NSW 2130Page 2 of 8
Residential tenancy agreement · 8 Carrington Street, Summer Hill NSW 2130Page 3 of 8
Residential tenancy agreement · 8 Carrington Street, Summer Hill NSW 2130Page 4 of 8
Residential tenancy agreement · 8 Carrington Street, Summer Hill NSW 2130Page 5 of 8
Residential tenancy agreement · 8 Carrington Street, Summer Hill NSW 2130Page 6 of 8
Residential tenancy agreement · 8 Carrington Street, Summer Hill NSW 2130Page 7 of 8
Residential tenancy agreement · 8 Carrington Street, Summer Hill NSW 2130Page 8 of 8
Contents
1. Parties, premises and term
1
2. Rent
2
3. Bond
2
4. Water, electricity and gas
3
5. Condition report
3
6. Repairs
3
7. Access and entry
4
8. Pets
4
9. Using the premises
5
10. Additional terms
5
11. Ending this agreement
5
12. Notices and general
6
13. Signing
7
1. Parties, premises and term

This agreement is made on 12 January 2027 between Priya Nair of 61 Denison Road, Lewisham NSW 2049, called the landlord, and Tomas Serrano and Aisha Mbeki, called the tenants, for the whole of the house at 8 Carrington Street, Summer Hill NSW 2130, including the garage, the rear yard and the garden shed. No agent is appointed, so every notice under this agreement comes from and goes to the landlord.

$560
Rent a week
$2,240
Bond, four weeks
12 months
Fixed term
1 Feb 2027
Start
In New South Wales the standard form has to be used
A residential tenancy agreement in New South Wales must be made in the standard form prescribed under the Residential Tenancies Regulation 2019. This document sets out the same terms in the same order, with the additional terms these parties agreed collected in clause 10, and it is signed alongside the standard form rather than in place of it.
1.1
Term
The tenancy is a fixed term of 12 months, starting on 1 February 2027 and ending on 31 January 2028. At the end of the fixed term the tenancy continues as a periodic agreement on the same terms unless one party ends it under clause 11.
1.2
Both tenants are liable for all of it
The tenants hold the tenancy together. Each of them is liable for the whole of the rent and for any damage, not for half of it, so the landlord may recover the full amount from either tenant. A tenant who leaves stays liable until the tenancy ends or the landlord agrees in writing to a replacement.
2. Rent
2.1
Amount, day and method
Rent is $560 a week, paid fortnightly in advance as $1,120, by bank transfer to the account named in clause 12.1, first payment on 1 February 2027 and then every second Monday. The tenants may pay by a method that costs them nothing, and the landlord does not charge a fee for accepting rent.
2.2
No increase during the fixed term
The rent does not change during the 12 month fixed term. If the tenancy continues as a periodic agreement, the landlord may increase the rent only by giving at least 60 days written notice stating the new amount and the day it starts, and not more than once in any 12 months.
2.3
Rent in arrears
Rent is in arrears from the day after it was due. The landlord tells the tenants in writing as soon as rent is more than three days late, and works out a repayment plan where the tenants ask for one. A termination notice for non payment cannot be given until the rent is at least 14 days in arrears.
3. Bond
3.1
Four weeks, lodged with Fair Trading
The tenants pay a rental bond of $2,240, which is four weeks rent and the maximum the Act allows. The landlord lodges it with NSW Fair Trading through Rental Bonds Online within 10 working days of receiving it and gives the tenants the receipt. The bond is not held by the landlord and is not used as rent.
3.2
Getting the bond back
At the end of the tenancy either party may claim the bond through Rental Bonds Online. Where the landlord claims part of it, the claim is itemised in writing with the condition report and photographs attached. Fair wear and tear is not a deduction. Where the parties cannot agree, either may apply to the NSW Civil and Administrative Tribunal.
4. Water, electricity and gas
4.1
Who pays what
Electricity and gas are separately metered and the tenants hold those accounts and pay them. The premises are separately metered for water and meet the water efficiency measures the Act requires, so the tenants pay water usage charges, which the landlord passes on with a copy of the bill within three months of it being issued. The landlord pays water service charges, council rates and land tax.
5. Condition report
5.1
Two copies, one week to reply
The landlord gives the tenants two signed copies of the condition report before or on the day the tenants move in, with dated photographs of each room, the yard and the meters. The tenants return one copy within seven days with their comments. The report is the evidence both sides rely on at the end of the tenancy, so anything already marked, chipped or not working is written on it rather than mentioned in passing.
6. Repairs
6.1
Urgent repairs
Urgent repairs include a burst water service, a blocked or broken toilet where there is only one, a serious roof leak, a gas leak, a dangerous electrical fault, flooding, a fire or storm damage, a failure of the gas, electricity or water supply, and a failure of the hot water service, cooking appliance or heater. The tenants call the landlord first on the number in clause 12.1. Where the landlord cannot be reached, the tenants may arrange the repair and be paid back up to $1,000 within 14 days of giving the receipt.
6.2
Other repairs
Any other repair is reported in writing and the landlord arranges it within a reasonable time. The tenants keep the premises reasonably clean, do not damage anything, and pay for damage they or their visitors cause on purpose or through carelessness. Fair wear and tear is not damage.
7. Access and entry
7.1
Notice before the landlord comes in
The tenants have quiet enjoyment of the premises. The landlord may enter only in the circumstances the Act allows, with the notice in the table below, at a reasonable hour, and not on a Sunday or a public holiday without the tenants consent. Entry may also happen at any time the tenants agree to.
Reason for entry
Notice
Limit
General inspection of the premises
7 days written
Four times in 12 months
To carry out or assess the need for repairs
2 days
As needed
Urgent repairs or an emergency
None
As needed
Valuation of the property
7 days
Once in 12 months
To show the premises to possible tenants
Reasonable notice
Last 14 days of the tenancy
8. Pets
8.1
One cat, and how to ask about another animal
The landlord consents to the tenants keeping one desexed cat, registered and microchipped, named on this agreement as Pepper. To keep any other animal the tenants ask the landlord in writing, and consent is not unreasonably refused. No extra bond and no pet rent is charged for an animal, because the Act does not allow either. The tenants have the carpets professionally cleaned and the premises treated for fleas at the end of the tenancy if the cat has lived inside.
9. Using the premises
9.1
What the premises are for
The premises are a home for the two tenants and are not used for a business that brings customers to the address, for short stay letting, or for anything illegal. The tenants do not sublet or transfer the tenancy without the written consent of the landlord, which is not unreasonably refused for part of the premises. The tenants do not alter the premises or add a lock without written consent, and consent is not needed for a picture hook or a removable adhesive fitting.
10. Additional terms
1.
The lawn and garden beds are maintained by the tenants, who mow at least once a month between October and March. The landlord prunes the two street trees and pays for it.
2.
The gutters are cleared by the landlord twice a year, in April and October, on two days written notice.
3.
The garden shed is included, and the mower and whipper snipper in it are left for the tenants to use as they are, with no warranty that either keeps working.
4.
Smoking is not permitted inside the premises or in the garage.
5.
A maximum of four people may live at the premises.
6.
The landlord installs and maintains the smoke alarms and tests them at each general inspection. The tenants tell the landlord within 24 hours if an alarm stops working.
11. Ending this agreement
11.1
Ending at the end of the fixed term, or during it
To end the tenancy on the last day of the fixed term, either party gives at least 14 days written notice for the tenants or 30 days for the landlord, ending on or after 31 January 2028. During the fixed term the landlord may end the tenancy only for a reason the Act allows, such as a breach by the tenants, and must give the notice period the Act sets for that reason.
11.2
Breaking the lease early
Where the tenants end the fixed term early other than for a reason the Act allows, they pay the break fee set by the Act for a fixed term of three years or less. The fee is four weeks rent if less than a quarter of the term has passed, three weeks if between a quarter and a half, two weeks if between a half and three quarters, and one week if more than three quarters has passed. No other early termination charge applies.
Fixed term completed
Break fee
Amount on $560 a week
Less than 3 months
4 weeks rent
$2,240.00
3 to 6 months
3 weeks rent
$1,680.00
6 to 9 months
2 weeks rent
$1,120.00
More than 9 months
1 week rent
$560.00
11.3
The last day
On the last day the tenants return every key, leave the premises reasonably clean and empty of their goods, and the parties walk through together against the condition report. Rent is paid to the last day of the tenancy, not to the day the tenants move out.
12. Notices and general
12.1
Contact details for notices and rent
Notices to the landlord go to priya.nair@example.com or 61 Denison Road, Lewisham NSW 2049, and urgent repairs to 0412 555 018. Notices to the tenants go to the premises and to tomas.serrano@example.com and aisha.mbeki@example.com. Rent is paid to the Nair Property Account, BSB 062 000, account 1128 4470. A change to any of these is given in writing within seven days.
12.2
The Act prevails
Nothing in this agreement takes away a right the Residential Tenancies Act 2010 gives either party, and a term that conflicts with the Act has no effect to the extent of the conflict. A dispute either party cannot settle goes to NSW Fair Trading for help, and then to the NSW Civil and Administrative Tribunal.
13. Signing
13.1
Copies of the signed agreement
Each party signs below and keeps a copy. The landlord gives each tenant a copy of this agreement signed by everyone within 14 days of signing it, as the Act requires, together with the signed condition report and the bond lodgement receipt.
Priya Nair, landlord
Name
:
Date
:
Tomas Serrano, tenant
Name
:
Date
:
Aisha Mbeki, tenant
Name
:
Date
:

Section by section

What each section is for, so you can keep the ones you need and drop the rest.

Contents
Thirteen numbered sections across an eight page agreement including the cover.
1. Parties, premises and term
The landlord, both tenants, what is included, the key facts strip, the standard form callout and joint liability.
2. Rent
The amount, the day, the method, no increase during the fixed term and what happens in arrears.
3. Bond
Four weeks lodged with Fair Trading within 10 working days, and how a claim is made at the end.
4. Water, electricity and gas
Who holds each account and when water usage can be passed on.
5. Condition report
Two signed copies, photographs and the seven day window for the tenants to comment.
6. Repairs
The list of urgent repairs, the $1,000 reimbursement, and how other repairs are reported.
7. Access and entry
Quiet enjoyment and the five row table of reasons, notice periods and limits.
8. Pets
Consent for one named cat, how to ask about another animal, and no pet bond.
9. Using the premises
A home rather than a business, no subletting without consent, and alterations.
10. Additional terms
Six numbered terms on the garden, gutters, shed, smoking, occupancy and smoke alarms.
11. Ending this agreement
Notice at the end of the term, the break fee table in dollars, and the last day.
12. Notices and general
Contact details for notices and rent, and the clause saying the Act prevails.
13. Signing
Copies of the signed agreement within 14 days, with the condition report and bond receipt.
Signatures
A block for the landlord and one for each tenant.

Clauses in this document

How to adapt this agreement

For a periodic agreement rather than a fixed term, delete clause 11.2 and the break fee table entirely, because the fee only applies to a fixed term, and rewrite clause 2.2 around the 60 day increase notice. For a unit in a strata building, add the by laws as an additional term, name which ones matter, such as parking, balcony use and noise, and say who gives the tenants a copy. For an agreement managed by an agent, change every notice address in clause 12.1 to the agent, add the agent licence number to the first page, and move the urgent repairs number to the agent after hours line, since the whole point of an agent is that the tenants never have to reach the owner at 11 pm.

Which law the terms follow

The Residential Tenancies Act 2010 and the Residential Tenancies Regulation 2019 govern this tenancy, and clause 12.2 says a term that conflicts with them has no effect. The bond maximum of four weeks and the requirement to lodge with NSW Fair Trading come from the Act, as do the entry notice periods in clause 7 and the break fee scale in clause 11.2 for a fixed term of three years or less. Water usage can only be passed on where the premises are separately metered and meet the water efficiency measures, which is why clause 4.1 states both conditions rather than one. Disputes go to NSW Fair Trading first and then to the NSW Civil and Administrative Tribunal.

What makes this document work

The entry table matches the Act line for line

Seven days written notice and up to four general inspections in 12 months, two days for repairs, none for an emergency, seven days and once a year for a valuation, reasonable notice in the last 14 days to show the premises. Clause 7.1 puts those in one table instead of scattering them through paragraphs.

The break fee is shown as money, not as a fraction

The table in clause 11.2 converts the statutory fractions into dollars at $560 a week: $2,240 under three months, $1,680 to six, $1,120 to nine, $560 after that. A tenant deciding whether to break a lease is doing that arithmetic anyway, so the agreement does it for them.

The additional terms are the part that is actually negotiable

Six numbered terms on mowing, gutters, the shed and its mower, smoking, occupancy and smoke alarms. Everything above them is the statutory scaffolding, and clause 12.2 says a term that conflicts with the Act has no effect, so the document does not pretend otherwise.

Questions people ask

Is a residential lease agreement template enough on its own in New South Wales?

No. A residential tenancy agreement in New South Wales must be made in the standard form prescribed under the Residential Tenancies Regulation 2019. The callout on the first content page says so, and this document sets out the same subject matter with the additional terms collected in clause 10, to be signed alongside the standard form.

How much bond can a landlord ask for?

A maximum of four weeks rent, which is $2,240 at $560 a week. It must be lodged with NSW Fair Trading, and where the landlord takes it directly the lodgement happens within 10 working days. Clause 3.1 says the bond is not held by the landlord and is never treated as rent.

How much notice before a landlord can enter?

Seven days written notice for a general inspection, and no more than four inspections in a 12 month period. Two days for repairs, none for an emergency, seven days and once a year for a valuation, and reasonable notice in the last 14 days of the tenancy to show the place to new tenants.

Can the rent go up during a fixed term?

Not under this agreement. Clause 2.2 fixes the rent for the whole 12 months, and only allows an increase once the tenancy continues as a periodic agreement, on at least 60 days written notice stating the new amount, and not more than once in any 12 months.

What does it cost to break a fixed term lease?

For a fixed term of three years or less, the Act sets a break fee of four weeks rent if less than a quarter of the term has passed, three weeks between a quarter and a half, two weeks between a half and three quarters, and one week after that. Clause 11.2 applies those and adds nothing else.

Are two tenants each liable for half the rent?

No. Clause 1.2 says the tenants hold the tenancy together and each is liable for the whole of the rent and any damage, not for half. The landlord can recover the full amount from either of them, and a tenant who leaves stays liable until the tenancy ends or a replacement is agreed in writing.

Can a landlord refuse a pet?

Clause 8.1 consents to one desexed cat by name and requires written permission for any other animal, with consent not to be unreasonably refused. It also records that no extra bond and no pet rent may be charged, and puts carpet cleaning and flea treatment at the end of the tenancy on the tenants.

Build your own in about a minute

The button below opens the generator with this use case already described. Change the wording to match your own, generate, then edit anything you like.

Make my residential lease agreement template for a new south wales fixed term

Other document examples

Vehicle lease agreement template with a kilometre cap

A vehicle lease agreement sets the weekly rent, the kilometres included and the state the vehicle has to come back in. This one leases a Toyota HiAce from a trades business to a plastering subcontractor for 24 months at $185 a week including GST, with 20,000 km a year.

Co-ownership agreement template for shares, costs and exit

A co-ownership agreement is what two people write before they buy together, not after something goes wrong. This one covers a $780,000 unit held 60/40 as tenants in common, with tables for who paid what at settlement, who pays what each month, and how either of them gets out.

Sublease agreement template with the head lease consent recorded

Subletting a room goes wrong in two places: the landlord never consented, and nobody wrote down what the occupant is actually renting. This agreement fixes the consent on the first page with a date and an email, then sets out the room, the shared areas and who keeps each one in order.

Want the steps in the builder? Read Create a document with AI, then Layout, spacing and page breaks. For everything this generator can do, see the document maker.

Sources

Written and checked by the OneCraft team. Last checked .