What to do now
Official rules: Consumer Affairs Victoria, When a rental provider can enter a property. Tenant summary: Tenants Victoria, Privacy while renting. LawHub: Rights of entry. If entry was unlawful, write to the agent today, keep a copy, then Consumer Affairs Victoria (1300 558 181) or free RDRV. Check current VCAT residential fees on the VCAT fees page.
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Check the notice you were given. It must be in writing, state the legal reason, and be given personally between 8am and 6pm or by post with enough delivery time. A phone call alone is not enough.
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Match it to the table below. Wrong reason, short notice, public holiday, or outside 8am to 6pm is usually a problem (unless you agreed in the last 7 days, or another exception applies).
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If the notice looks wrong, reply in writing. Say what is wrong, propose a lawful time, and keep a copy. You still need to allow entry when the reason and notice are valid, even if you are not home.
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If they enter unlawfully or keep doing it, send a Notice of breach of duty path via Tenants Victoria's official-notice guidance, complain to Consumer Affairs Victoria, then use free RDRV and VCAT for a compliance, prohibition or compensation order.
Worked example
Alex gets a text on Monday saying the agent will inspect on Tuesday morning. General inspections need 7 days' written notice, cannot happen in the first 3 months of the agreement, and cannot be more often than every 6 months. Alex emails the agent the same day, points to the Consumer Affairs notice table, and offers a date eight days out. The agent rebooks with written notice. If the agent had used the spare key the next morning anyway, Alex would complain to Consumer Affairs Victoria and could use RDRV, then VCAT.
Notice periods without your consent
From Consumer Affairs Victoria's entry table (Residential Tenancies Act 1997 (Vic) ss 85 to 91A):
| Reason | Minimum notice |
|---|---|
| General inspection (routine inspection) | 7 days |
| Repairs or other legal responsibilities | 24 hours |
| Showing the property to renters, buyers or lenders | 48 hours |
| Having the property valued | 7 days |
| Taking photos or making videos for advertising | 7 days |
| Believing the renter has broken their obligations | 24 hours |
| Family violence proceedings in VCAT | 24 hours |
You can agree to entry. That agreement must be made no more than 7 days before they want to enter.
Limits that still apply
Under Consumer Affairs Victoria's access rules and sections 85 to 91A of the Residential Tenancies Act 1997 (Vic):
- Entry is generally only between 8am and 6pm, and not on a public holiday, unless you agree (and that agreement is no more than 7 days old).
- They must not exercise the right of entry in an unreasonable way, or stay longer than necessary.
- You do not have to leave the property during a general inspection or showing (family-violence exclusion rules are different).
- General inspections: not in the first 3 months, and not more often than every 6 months.
Sales showings and compensation
Before showing to prospective buyers, the rental provider must give you a Notice of intention to sell at least 14 days before the first entry for that purpose, plus the usual 48-hour entry notice. They must try to agree days and times with you. Showings are capped at twice a week and one hour each unless you agree otherwise.
For each sales inspection, they must pay compensation of half a day's rent or $30, whichever is greater (Consumer Affairs Victoria example: $250 weekly rent means $30 per inspection; $900 weekly rent means about $64 per inspection).
Photos and advertising
You can object in writing if advertising photos or video would identify you, reveal sensitive information, show high-value belongings that raise theft risk, show things unreasonable to hide, or identify someone at risk of family or personal violence. If you object, they must not take those shots. If you ask to preview advertising material, they must not use it until you have seen it and agreed in writing.
Where to get help
Consumer Affairs Victoria: 1300 558 181
When a rental provider can enter a property
RDRV: rdrv.vic.gov.au (free)
VCAT: vcat.vic.gov.au or 1300 018 228
Current fees
Tenants Victoria: 1800 068 860 · Privacy while renting
LawHub: Rights of entry