This Act governs non‑residential landlord–tenant relations in the State: it prescribes how standard lease language is to be construed (s3–6), what land and chattels are covered (s4, s24–26), and the landlord’s remedies to recover rent and distrain/seize and sell goods (Part V, ss12,28–59). It sets limits and exemptions on seizure (ss32,33,64), detailed sheriff/registrar duties for seizure and sale (Part III; ss16–19,51), and a summary possession process for short tenancies (Part VI, ss68–70). The Act excludes residential tenancies (s2A).
Mechanically, the Landlord and Tenant Act 1935 (the Act) sets out statutory rules for creation and construction of certain leases, remedies for recovery of rent, the procedure and limits for distraint (taking goods as security for unpaid rent), protections for third parties (including owners of hire-purchase goods and under‑tenants or lodgers), procedures for sale of distrained goods, and a summary statutory route for recovery of possession of small tenancies. The Act (a) repeals older local Acts listed in Schedule 1 and disapplies Imperial landlord and tenant enactments (s 2 and Schedule 1); (b) provides that it does not apply to residential tenancy agreements within the Residential Tenancy Act 1997 (s 2A); (c) supplies model wording for deeds and a saving for deeds that do not operate under the Act (ss 3-6); (d) preserves civil remedies for rent, including actions for arrears where the tenancy is for life (ss 7, 11, 27); (e) creates a statutory framework for distraint and impounding of goods for arrears, including what may be distrained, when the sheriff or bailiff must notify landlords, and limits on seizure and sale (Parts III-V, notably ss 12-23 and 28-66); and (f) establishes summary procedures for possession under the Justices Act 1959 for small tenancies (Part VI, ss 67-71).
Procedural specifics include a warrant requirement for any distress conducted by an agent or bailiff (s 46), mandatory contemporaneous inventory and bill of charges in the form in Schedule 3 (s 47), limits on allowable charges (Schedule 4 and s 49), a 7‑day period before sale (extendable to 15 days on written request) and a public auction requirement (s 53), and statutory protections and exemptions for tenant’s goods, tools of trade and certain household goods (s 32). The Act provides special protections for agricultural produce and fixtures: sheriffs must take steps before selling crops, certain produce and newly sown artificial grasses cannot be sold (ss 14-21, 24-26). There are declared penalties for non‑compliance with required notices, inventories, and unlawful charges (ss 55, 58).
Current sections
Direct links to the current provisions in Landlord and Tenant Act 1935.
Whenever any party to any deed made according to the form set forth in Part I of Schedule 2 , or to any other deed which shall be expressed to be made in pursuance of this Act, shall employ in such deed respectively any of the forms of words contained in the first column of Part II of Schedule 2 , and distinguished by any number therein, such deed shall be taken to have the same effect and be construed as if such party had inserted in such deed the form of words contained in the second column of the same schedule , and distinguished by the same number as is set opposite to the form of words employed by such party; but it shall not be necessary in any such deed to insert any such number.
4
Deed to include all outhouses, &c.
4 Deed to include all outhouses, &c.
Every such deed, unless any exception be specially made therein, shall be held and construed to include all outhouses, buildings, barns, stables, yards, gardens, cellars, ancient and other lights, paths, passages, ways, waters, watercourses, liberties, privileges, easements, profits, commodities, emoluments, hereditaments, and appurtenances whatsoever, to the lands and tenements therein comprised belonging or in anywise appertaining.
5
Deed not taking effect by this Act to be valid
5 Deed not taking effect by this Act to be valid
Any deed or part of a deed which shall fail to take effect by virtue of this Act shall nevertheless be as valid and effectual, and shall bind the parties thereto, so far as the rules of law and equity will permit, as if this Act had not been made.
6
Immaterial variances not to vitiate
6 Immaterial variances not to vitiate
If, in employing any of the forms of words contained in the first column of Part II of Schedule 2 in any such deed, there should occur a merely verbal and immaterial variance or departure from such form, or any clerical error, such variance or error shall not prevent such deed or the part thereof where such variance or error occurs from taking effect under this Act, provided the form of words employed is substantially to the same effect as any of those contained in the said first column .
7
Action against tenant for life
7 Action against tenant for life
Where any person has any rent in arrear or due upon any lease or demise for life or lives he may bring an action for such arrears of rent in the same manner as he might have done in case such rent were due and reserved upon a lease for years.
8
Recovery of rent where lease not by deed
8 Recovery of rent where lease not by deed
(1) Where the agreement between the landlord and the tenant is not by deed, the landlord may recover a reasonable satisfaction for the lands, tenements, or hereditaments held or occupied by the defendant in an action for the use and occupation of what was so held or enjoyed.
(2) If in evidence on the trial of such action any parol demise or any agreement, not being by deed, whereon a certain rent was reserved shall appear, the plaintiff in such action shall not be non-suited, but may make use thereof as an evidence of the quantum of the damages to be recovered.
9
Tenant or person holding over to pay double value: No equitable relief from penalty
9 Tenant or person holding over to pay double value: No equitable relief from penalty
Where any tenant for any term of life, lives, or years, or other person who is in or comes into possession of any lands, tenements, or hereditaments by, from, or under, or by collusion with such tenant, wilfully holds over any lands, tenements, or hereditaments, after the determination of such term, and after demand made and notice in writing given for delivering the possession thereof by his landlord or lessor, or the person to whom the remainder or reversion of such lands, tenements, or hereditaments belongs, or his agent thereunto lawfully authorized, then such person so holding over shall, for and during the time he so holds over or keeps the person entitled out of possession of the said lands, tenements, or hereditaments, as aforesaid, pay to the person so kept out of possession, his executors, administrators, or assigns, at the rate of double the yearly value of the lands, tenements, and hereditaments so detained for so long a time as the same are detained, to be recovered by action; against the recovering of which penalty there shall be no relief in equity.
10
Tenant holding over after giving notice to pay double rent
10 Tenant holding over after giving notice to pay double rent
(1) In case any tenant gives notice of his intention to quit the premises by him held at a time mentioned in such notice and does not accordingly deliver up the possession thereof at the time in such notice contained, then the said tenant, his executors or administrators shall thenceforward pay to the landlord double the rent or sum which he should otherwise have paid; to be levied, sued for, and recovered at the same time and in the same manner as the single rent or sum which could, before the giving of such notice, be levied, sued for, and recovered.
(2) Such double rent or sum shall continue to be paid during all the time such tenant continues in possession as aforesaid.
11
Recovery of rent on death of tenant for life
11 Recovery of rent on death of tenant for life
In case any tenant for life happen to die before or on the day on which any rent was reserved or made payable upon any demise or lease of any lands, tenements, or hereditaments which determined on the death of such tenant for life, then the executors or administrators of such tenant for life may, in an action, recover of and from such under-tenant of such lands, tenements, or hereditaments (if such tenant for life die on the day on which the same was made payable), the whole or, if before such day, then, a proportion of such rent according to the time such tenant for life lived of the last year or quarter of a year or other time in which the said rent was growing due as aforesaid, making all just allowances or a proportionable part thereof respectively.
11A
Tenant remaining in possession after notice to determine tenancy
11A Tenant remaining in possession after notice to determine tenancy
[Section 11A Inserted by 7 Geo. VI No. 53, s. 2 ]
(1) Where a tenancy has been determined by written notice by either party to the other and the tenant remains in possession of the demised premises after the expiration of such notice, the acceptance by the landlord of any sum of money as rent from the tenant in respect of the occupation of the demised premises for any period not exceeding 6 months after such expiration shall not of itself constitute evidence of a new tenancy, and shall not operate as a waiver of such notice.
(2) In the absence of any express agreement to the contrary, any sum paid as aforesaid shall be deemed to have been paid by the tenant, and received by the landlord, as mesne profits.
Part III
Provisions as to Execution and Seizure by Third Parties
Part III Provisions as to Execution and Seizure by Third Parties
12
Goods on leased premises not to be taken in execution until arrears of rent, not exceeding one year's paid
12 Goods on leased premises not to be taken in execution until arrears of rent, not exceeding one year's paid
No goods or chattels whatsoever lying or being in or upon any messuage lands or tenements which are leased for life, or lives, term of years at will, or otherwise, shall be liable to be taken by virtue of any execution on any pretence, whatsoever, unless the party at whose suit the said execution is sued out before the removal of such goods from off the said premises by virtue of such execution pays to the landlord of the said premises or his bailiff all such sums of money not exceeding or amounting to more than one year's rent as are due for rent for the said premises at the time of the taking of such goods or chattels by virtue of such execution.
13
Rent so paid to be levied with execution
13 Rent so paid to be levied with execution
In case the said arrears exceed one year's rent, then the party at whose suit such execution is sued out paying the said landlord or his bailiff one year's rent may proceed to execute his judgment as he might have done before the commencement of this Act; and the sheriff or other officer is hereby empowered and required to levy and pay to the plaintiff as well the money so paid for rent as the execution money.
14
Certain goods not to be levied on
14 Certain goods not to be levied on
No sheriff or other officer shall by virtue of any process of any court carry off or sell, or dispose of for the purpose of being carried off from any lands let to farm any straw threshed or unthreshed, or any straw of crops growing, chaff, turnips, manure, compost, ashes, or seaweed in any case whatsoever; nor any hay, grass, or grasses, whether natural or artificial, nor any tares or vetches, nor any roots or vegetables being produce of such lands, in any case, where, according to any covenant or written agreement entered into and made for the benefit of the owner or landlord of any farm, such hay, grass, or grasses, tares, or vetches, roots, or vegetables ought not to be taken off or withholden from such lands, or which by the tenor or effect of such covenants or agreements ought to be used or expended thereon, and of which covenants or agreements such sheriff or other officer has received a written notice before he has proceeded to sale.
15
Tenant to give notice to sheriff
15 Tenant to give notice to sheriff
The tenant or occupier of any lands let to farm against whose goods any process of law issues whereby such goods may be taken and sold shall, on having knowledge of such process, give a written notice to the sheriff or other officer executing the same of such covenants or agreements whereof he has knowledge and which may relate to and regulate or are intended to regulate the use and expenditure of the crops or produce grown or growing thereon, and also of the name and residence of the owner or landlord of such land.
16
Sheriff to give notice to owner or landlord and his agent
16 Sheriff to give notice to owner or landlord and his agent
The sheriff or other officer shall forthwith, on executing such process and before any sale has been proceeded in, send a notice by the post to the owner or landlord of such lands in all cases where such owner or landlord is resident in any part of Tasmania and has been made known to and ascertained by such sheriff or other officer and also to the known agent of such owner or landlord in respect of such lands, stating to such owner, landlord, and agent the fact of possession having been taken of any crops or produce hereinbefore mentioned; and such sheriff or other officer shall in all cases of the absence or silence of such owner or landlord or his agent postpone and delay the sale of such crops or produce until the latest day he lawfully can or may appoint for such sale.
17
Power of sheriff to dispose of goods to person agreeing to sue, and expend same according to covenant
17 Power of sheriff to dispose of goods to person agreeing to sue, and expend same according to covenant
Such sheriff or other officer executing such process may dispose of any crops or produce hereinbefore mentioned to any person who agrees in writing with such sheriff or other officer in cases where a covenant or written agreement is shown to use and expend the same on such lands according to such covenant or written agreement; and after such sale or disposal so qualified it shall be lawful for such person to use all such necessary barns, stables, buildings, outhouses, yards, and fields for the purpose of consuming such crops or produce as such sheriff or other officer allots or assigns to him for that purpose, and which such tenant or occupier would have been entitled to and ought to have used for the like purpose on such lands.
18
On breach of agreement, sheriff to assign right of action to landlord
18 On breach of agreement, sheriff to assign right of action to landlord
Such sheriff or other officer shall, on the request of any owner or landlord who is aggrieved by any breach of such agreement, permit such owner or landlord to bring any action in the name of such sheriff or other officer for the recovery of damages in respect of such breach; such landlord or owner having nevertheless fully indemnified such sheriff or other officer against all costs whatsoever and all loss and damage before any such action is commenced.
19
Sheriff, before sale of crops or produce, to inquire as to landlord
19 Sheriff, before sale of crops or produce, to inquire as to landlord
Such sheriff or other officer shall, before any sale of any crops or produce of any lands let to farm is proceeded in, make by all ways and means due inquiry within the district where such lands are situate as to the name and residence of the owner or landlord of such lands.
20
Sheriff not to sell grasses
20 Sheriff not to sell grasses
No sheriff or other officer shall, by virtue of any process whatsoever, sell or dispose of any clover, rye grass, or any artificial grass or grasses whatsoever which are newly sown and growing under any crop of standing corn.
21
Straw, &c., excepted
21 Straw, &c., excepted
The above provisions shall not extend to any straw, turnips, and other articles which the tenant may remove from the farm consistently with some contract in writing.
22
Protection of sheriff, except for wilful breach or omission
22 Protection of sheriff, except for wilful breach or omission
In every case where any action is brought against such sheriff or other officer for any breach of or omission of compliance with the provisions hereinbefore mentioned, no plaintiff shall be entitled to recover any damages against such sheriff or other officer unless it is proved on the trial of such action that such breach or omission was wilful on the part of the sheriff or other officer.
23
Indemnity for sheriff and purchaser
23 Indemnity for sheriff and purchaser
No such sheriff or other officer, nor any deputy, agent, bailiff, or servant of a sheriff or other officer, nor any person who purchases any hay, straw, chaff, turnips, grass or grasses, or other produce and things hereinbefore mentioned under the provisions aforesaid, nor the servant of such person, shall be deemed or taken to be a trespasser, by reason of his coming upon or remaining in possession of any barns or other buildings, yards, or fields, for the purpose of threshing out or consuming any straw, hay, turnips, or other produce hereinbefore mentioned under the provisions aforesaid, or for doing any matter or thing whatsoever fit and necessary to be done for the purpose of executing the same and carrying into effect all stipulations contained in any agreement made under such provisions, though such acts are done by or on behalf of such sheriff or other officer, or by such person or his servant, after the return of the process under which such sheriff or other officer has acted.
Part IV
Emblements and Fixtures
Part IV Emblements and Fixtures
24
On determination of leases or tenancies under tenant for life, &c., instead of emblements tenant to hold until expiration of current year, &c.
24 On determination of leases or tenancies under tenant for life, &c., instead of emblements tenant to hold until expiration of current year, &c.
Where the lease or tenancy of any farm or lands held by a tenant at rack rent determines by the death or cesser of the estate of any landlord entitled for his life or for any other uncertain interest –
(a) instead of making or having any claim to emblements, the tenant shall continue to hold and occupy such farm or lands until the expiration of the then current year of histenancy, and shall then quit, upon the terms of his lease or holding, in the same manner as if such lease or tenancy were then determined by effluxion of time or other lawful means during the continuance of his landlord's estate;
(b) the succeeding landlord or owner shall be entitled to recover and receive of the tenant, in the same manner as his predecessor or such tenant's lessor could have done, if he had been living or had continued the landlord or lessor, a fair proportion of the rent for the period which may have elapsed from the day of the death or cesser of the estate of such predecessor or lessor to the time of the tenant so quitting;
(c) the succeeding landlord or owner and the tenant respectively shall, as between themselves and as against each other, be entitled to all the benefits and advantages, and be subject to the terms, conditions, and restrictions to which the preceding landlord or lessor and such tenant respectively would have been entitled and subject in case the lease or tenancy had determined in manner aforesaid at the expiration of such current year; and
(d) no notice to quit shall be necessary or required by or from either party to determine any such holding and occupation as aforesaid.
25
Growing crops seized and sold under execution to be liable for thereafter accruing rent
25 Growing crops seized and sold under execution to be liable for thereafter accruing rent
In case all or any part of the growing crops of the tenant of any farm or lands are seized and sold by the sheriff or other officer by virtue of any writ of fieri facias or other writ of execution, such crops, so long as the same remain on the farms or lands, shall, in default of sufficient distress of the goods and chattels of the tenant, be liable to the rent which may accrue and become due to the landlord after any such seizure and sale, and to the remedies by distress for recovery of such rent, and that notwithstanding any bargain and sale or assignment which may have been made or executed of such growing crops by the sheriff or other officer.
26
Right of tenant to remove buildings and fixtures erected by him with landlord's consent
26 Right of tenant to remove buildings and fixtures erected by him with landlord's consent
(1) If any tenant of a farm or lands at his own cost and expense erects, with the consent in writing of the landlord for the time being, any farm-building, either detached or otherwise, or puts up any other building, engine, or machinery, either for agricultural purposes or for the purposes of trade and agriculture (which are not erected or put up in pursuance of some covenant or obligation in that behalf), then all such buildings, engines, and machinery shall be the property of the tenant and shall be removable by him, notwithstanding the same may consist of separate buildings, or that the same or any part thereof may be built in or permanently fixed to the soil, so as the tenant making any such removal do not in anywise injure the land or buildings belonging to the landlord, or otherwise put the same in like plight and condition, or in as good plight and condition as the same were in before the erection of anything so removed.
(2) No tenant shall, under the provisions of this section, be entitled to remove any such matter or thing as aforesaid without first giving to the landlord or his agent one month's previous notice in writing of his intentions so to do; and thereupon it shall be lawful for the landlord, or his agent on his authority, to elect to purchase the matters and things so proposed to be removed or any of them; and the right to remove the same shall thereby cease, and the same shall belong to the landlord; and the value thereof shall be ascertained and determined by 2 referees, one to be chosen by each party, or by an umpire to be named by such referees, and shall be paid or allowed in account by the landlord who has so elected to purchase the same.
Part V
Distress for Rent
Part V Distress for Rent
Division 1
General provisions
Division 1 General provisions
27
Remedy for rent where estate depends on life of another
27 Remedy for rent where estate depends on life of another
Any person who has any rent for term of life of any other person and the said rent is due and unpaid in the life of such last-mentioned person may, after the death of such person, have an action against the tenant, his executors, and administrators; and also may distrain for the arrears upon the lands and tenements in like manner as he might have done during the life of the person on whose life the estate depended.
28
Rents to be recoverable by distress
28 Rents to be recoverable by distress
Every person who has or is entitled to any rent, of whatsoever nature the same may be, shall have the same remedy by distress and by impounding and selling the same as in the case of rent reserved upon a lease.
29
Corn loose may be distrained and, subject to replevin, sold
29 Corn loose may be distrained and, subject to replevin, sold
Every person having rent in arrears and due upon any demise lease or contract may seize and secure any sheaves and cocks of corn or corn loose or in the straw or hay lying or being in any barn or granary or upon any hovel stack or rick or otherwise upon any part of the land or ground charged with such rent; and may lock up or detain the same in the place where the same is found for or in the nature of a distress until the same is replevied upon security given as hereinafter provided; and in default of replevying the same within the time hereinafter provided, may sell the same, so as nevertheless such corn, grain, or hay so distrained as aforesaid is not removed by the person distraining to the damage of the owner thereof out of the place where the same is found and seized but is kept there (as impounded) until the same is replevied or sold.
30
Right of landlord to distrain stock, &c., for arrears
30 Right of landlord to distrain stock, &c., for arrears
Every landlord or his bailiff, receiver, or other person empowered by him may take and seize as a distress for arrears of rent any cattle or stock of his tenant feeding or depasturing upon any part of the premises demised or held, and may also take and seize all sorts of corn and grass, hops, roots, fruits, pulse, or other product whatsoever which is growing on any parts of the estates so demised or held as a distress for arrears of rent, and the same may cut, gather, make, cure, carry, and lay up when ripe in the barn or other proper place on the premises so demised or held; and in case there is no barn or proper place on the said premises, then in any other barn or proper place which the said landlord hires or otherwise procures for that purpose and as near as may be to the premises; and in convenient time may sell or otherwise dispose of the same towards satisfaction of the rent for which such distress has been taken and of the charges of such distress and sale in the same manner as other goods and chattels may be seized, distrained, and disposed of.
31
Distress on growing products to cease if payment made
31 Distress on growing products to cease if payment made
In case the tenant, his executors, administrators, or assigns, after any distress for arrears so taken of corn, grass, hops, roots, fruits, pulse, or other product which is growing as aforesaid, and at any time before the same is ripe and cut, cured, or gathered, pays or causes to be paid to the landlord for whom such distress is taken, or to his bailiff or other person usually employed to receive the rent of such landlord, the whole rent which is then in arrear, together with the full costs and charges of making such distress and which have been occasioned thereby, then and upon such payment or lawful tender thereof, actually made, whereby the end of such distress will be fully answered, the same and every part thereof shall cease; and the corn, grass, hops, roots, fruits, pulse, or other product so distrained shall be delivered up to the tenant, his executors, administrators, or assigns.
32
Exemptions from distress
32 Exemptions from distress
(1) *[Section 32 Subsection (1) amended by No. 55 of 1965, s. 5 ]*The following goods and chattels of a tenant or his family shall, subject to the proviso hereinafter contained, be exempt from distress for rent, namely, the tools, implements, and instruments of trade, if any, and the necessary wearing apparel, tables, chairs, cooking utensils, bedsteads and bedding of himself or his family, to a value not exceeding $40 in the whole.
(2) In this section the word trade means any trade, profession, business, or occupation.
(3) Any sewing-machine, knitting-machine, type-writing machine, or mangle, the property of or let on hire to any female person, shall be exempt from distress for any rent claimed in respect of the premises or place in which such machine or mangle may be; but this exemption shall not apply in respect of more than one sewing-machine, one knitting-machine, one type-writing machine, or one mangle, respectively, the property of, or let on hire to, any one such person.
(4) *[Section 32 Subsection (4) amended by No. 55 of 1965, s. 5 ]*Where goods and chattels of exempt classes, aggregating more than $40 in value, have been distrained, the tenant, by notice in writing to the person distraining, may elect which of such goods and chattels, to the value of $40 in all, shall be exempted from the distress, and the same, if and so far as they are exempt under this Act, shall be released from the distraint.
(5) A court of petty sessions, on complaint that any goods or chattels exempt under this section from distress for rent have contrary thereto been taken under distress, may by summary order direct that the goods and chattels so taken, if not sold, be restored, or if they have been sold, that such sum as the court determines to be the value thereof shall be paid to the complainant by the person who levied the distress or directed it to be levied.
33
Beasts of the plough, cattle, and sheep exempt where other sufficient distress
33 Beasts of the plough, cattle, and sheep exempt where other sufficient distress
Beasts of the plough and sheep shall not be liable to be distrained for rent due and in arrear unless some other sufficient distress cannot be found, and all distress shall be reasonable and not too great.
34
Landlord not to distrain certain goods after sale under section 17
34 Landlord not to distrain certain goods after sale under section 17
In all cases where any purchaser of any crops or produce under the provisions of Part III has entered into an agreement with the sheriff or other officer as in that Part authorized touching the use and expenditure thereof on lands let to farm, it shall not be lawful for the owner or landlord of such lands to distrain for any rent –
(a) any corn, hay, straw, or other produce thereof which at the time of such sale, and the execution of such agreement entered into under the provisions aforesaid, has been severed from the soil and sold subject to such agreement by such sheriff or other officer;
(b) any turnips, whether drawn or growing, if sold according to the provisions aforesaid; or
(c) any horse, sheep, or other cattle, or any beast whatsoever, or any waggons, carts, or other implements of husbandry which any person employs, keeps, or uses on such lands for the purpose of threshing out, carrying, or consuming, any such corn, hay, straw, turnips, or other produce under the provisions and agreement aforesaid.
35
Distress after lease expired
35 Distress after lease expired
Where any person has any rent in arrear or due upon any lease for life or lives or for years, or at will, ended or determined, such person may, at any time within the space of 6 months after the determination of such lease and during the continuance of his title or interest and during the possession of the tenant from whom such arrears became due, distrain for such arrears.
36
Second distress if first not sufficient
36 Second distress if first not sufficient
In all cases where the value of the cattle or goods or chattels distrained is found not to be of the value of the arrears distrained for, the party to whom such arrears were due, his executors or administrators may distrain again for the residue of the said arrears.
37
Avowry without naming tenant
37 Avowry without naming tenant
Whenever any lands, tenements, and other hereditaments are held of any person by any rents, if the landlord of whom any such lands, tenements, or hereditaments are so held, distrain upon the same for any such rents and replevin thereof is sued, the landlord may avow or his bailiff or servant may take cognizance or justify for taking of the said distresses, without naming any person certain to be tenant of the same and without making any avowry, justification, or cognizance upon any person certain.
38
How defendant may avow in replevin
38 How defendant may avow in replevin
All defendants in replevin may avow and make cognizance generally that the plaintiff in replevin or other tenant of the lands and tenements whereon such distress was made, enjoyed the same under a grant or demise at such a certain rent during the time wherein the rent distrained for accrued, which rent was then and still remains due, or that the place where the distress was taken was parcel of such tenements, without further setting forth the grant, tenure, demise, or title of such landlord.
39
Seizure and sale of goods fraudulently removed
39 Seizure and sale of goods fraudulently removed
In case any tenant for life or lives, term of years, at will, sufferance, or otherwise, of any messuages, lands, tenements, or hereditaments upon the demise or holding whereof any rent is or shall be reserved or made payable, shall fraudulently or clandestinely convey away or carry off or from such premises his goods or chattels to prevent the landlord from distraining the same for arrears of rent so reserved or made payable, then such landlord or any person by him for that purpose lawfully empowered, within the space of 30 days next ensuing such conveying away or carrying off such goods and chattels, may take and seize such goods and chattels wherever the same are found, as a distress for the said arrears of rent; and the same may sell or otherwise dispose of in such manner as if the said goods and chattels had actually been distrained by such landlord in and upon such premises for such arrears of rent.
40
Goods not to be seized if sold in good faith
40 Goods not to be seized if sold in good faith
No landlord or other person entitled to such arrears of rent shall take or seize any such goods or chattels as a distress for the same which are sold in good faith and for a valuable consideration before such seizure made to any person not privy to such fraud as aforesaid, anything herein contained to the contrary notwithstanding.
41
Penalty for fraudulent removal
41 Penalty for fraudulent removal
In case any tenant fraudulently removes and conveys away his goods or chattels as aforesaid, or in case any person wilfully and knowingly aids or assists any such tenant in such fraudulent removal or conveying away of any part of his goods or chattels or in concealing the same, every person so offending shall forfeit and pay to the landlord from whose estate such goods and chattels were fraudulently carried off as aforesaid double the value of the goods by him or them respectively carried off or concealed as aforesaid, to be recovered by action in any court of competent jurisdiction.
42
Summary proceedings if value $100 or less
42 Summary proceedings if value $100 or less
(1) *[Section 42 Subsection (1) amended by No. 55 of 1965, s. 5 ]*Where the goods or chattels so fraudulently carried off or concealed do not exceed the value of $100, the landlord or his agent in his behalf may proceed on complaint against such offender.
(2) A court of petty sessions, upon the hearing of any such complaint, may examine the facts and all proper witnesses, and in a summary way determine whether such person is guilty of the offence with which he is charged; and may inquire in like manner of the value of the goods and chattels alleged to have been fraudulently carried off or concealed by him as aforesaid; and, upon proof of the offence, the court shall adjudge the offender to pay double the value of the said goods and chattels to such landlord or to his agent at such time as the court appoints.
43
Recovery of goods fraudulently removed
43 Recovery of goods fraudulently removed
When any goods or chattels which have been fraudulently or clandestinely conveyed or carried away as aforesaid are put, placed, or kept in any house, barn, stable, outhouse, yard, close, or place locked up, fastened, or otherwise secured so as to prevent such goods or chattels from being taken and seized as a distress for arrears of rent, the landlord or any person empowered to take and seize as a distress for rent such goods and chattels (first calling to his assistance some police officer who is hereby required to aid and assist therein, and, in case of a dwelling-house, oath being made before some justice of a reasonable ground to suspect that such goods or chattels are therein) in the daytime may break open and enter into such house, barn, stable, outhouse, yard, close, or place, and may take and seize such goods and chattels for the said arrears of rent.
44
Treble damages for pound-breach
44 Treble damages for pound-breach
Upon any pound-breach or rescue of goods or chattels distrained for rent, the person aggrieved thereby shall, in any action for the wrong thereby sustained, recover treble damages and costs of suit against the offender in any such rescue or pound-breach, or against the owner of the goods distrained, in case the same be afterwards found to have come to his use or possession.
45
Double damages and costs against wrongful distrainer
45 Double damages and costs against wrongful distrainer
If any distress and sale shall be made for rent pretended to be in arrear or due, where in truth no rent is in arrear or due to the person distraining, or to him in whose name or right such distress shall be taken, the owner of such goods or chattels distrained and sold, or his executors or administrators, shall and may, by action to be brought against the person so distraining, or his executors or administrators, recover double the value of the goods or chattels so distrained and sold, together with full costs of the action.
46
Distress: How to be made
46 Distress: How to be made
(1) [Section 46 Subsection (1) amended by No. 66 of 2007, Sched. 1, Applied:31 Dec 2008] No landlord or other person to whom any rent is due or to whom a power of distress is given by any deed or other instrument or is given by law, shall seize and take any goods or chattels as a distress for arrears of rent, unless such distress is made by such person or by his agent or bailiff duly authorized by a warrant of distress signed by such landlord or person, or by his Australian legal practitioner or agent, thereunto by him duly authorized.
(3) Where a distress is made by an agent or bailiff he shall deliver, at the time of making the distress, a copy of such warrant as aforesaid to the tenant in possession of the premises or to the owner of the goods or chattels distrained, or, if the tenant or owner is not present, to some person resident at or near the premises, for such tenant or owner, and in case there is no person resident at or near to such premises to whom such copy can be delivered, such agent or bailiff shall deliver the same to such tenant or owner if demanded at any time within 30 days next after such distress has been made.
47
Inventory and bill of charges to be delivered
47 Inventory and bill of charges to be delivered
Every landlord or other person making any distress shall forthwith make out and sign an inventory in the appropriate form in Schedule 3 of the goods and chattels distrained and also a bill of the charges then claimed on account of such distress; and such landlord or other person shall thereupon deliver such inventory and bill of charges in the like manner as is hereinbefore directed with regard to the warrant of distress.
48
Appraisement not required
48 Appraisement not required
No appraisement of any goods and chattels distrained shall be necessary to the validity of any distress or sale thereof unless the same is required as hereinafter provided.
49
Charges for distraining
49 Charges for distraining
(1) The charges which may be made in respect of any distress shall be those prescribed in Schedule 4 and no other charges shall be made or demanded or shall be payable in respect of any distress.
(1) *[Section 50 Subsection (1) amended by No. 51 of 1985, s. 4 and Sched. 2, Part II ]*Every person distraining any goods or chattels may impound or otherwise secure the same upon the premises where the same are taken; or may at any time within 5 days after the distress remove such goods or chattels to some one convenient place not more than 5 kilometres from the premises where they were taken and may there impound or otherwise secure the same.
(2) In every case of such removal the person distraining shall within 24 hours after such removal give notice in writing to the tenant in possession or owner of such goods or chattels of the removal of the same and the place to which such goods and chattels have been removed; and such notice may either be given to such tenant or owner, or if he is absent may be left with some person at the place from which such goods or chattels have been removed.
51
Power of registrars of Magistrates Court (Civil Division) to make replevin and deliverance
51 Power of registrars of Magistrates Court (Civil Division) to make replevin and deliverance
(1) [Section 51 Subsection (1) amended by No. 13 of 2012, s. 39, Applied:30 May 2012] It shall be lawful for the registrar of the Magistrates Court (Civil Division) held at or conveniently near to the place where any goods or chattels have been distrained for rent to make replevin and deliverance of such distress in any case where by law replevin and deliverance may be made.
(2) Before such deliverance is made, the registrar shall take in his name from the person to whom such replevin is granted and 2 sufficient sureties a bond in double the value of the property distrained (such value to be ascertained by the oath of one or more credible and disinterested witness or witnesses, which oath the registrar is hereby authorized to administer), conditioned for commencing within one month from the date of such bond, and prosecuting with effect and without delay, an action for the taking and detaining the property distrained and for returning such property in case a return shall be awarded.
(3) The registrar shall, at the request of the avowant or person making cognizance, assign such bond to the avowant or person making cognizance, by endorsing the same and attesting it under his hand in the presence of 2 or more witnesses, and, if the bond so taken and assigned be forfeited, the avowant or the person making cognizance may bring an action and recover thereupon in his own name, and the court where such action shall be brought may give such relief to the parties upon such bond as may be agreeable to justice and reason, and the judgment of the said court shall have the nature and effect of a defeasance of such bond.
(4) The registrar may issue all necessary process in connection with any replevin granted by him, and such process shall be executed by the bailiff of his court.
(5) *[Section 51 Subsection (5) amended by No. 55 of 1965, s. 5 ]*The registrar shall be entitled to demand and receive for the making of every replevin and the taking of the bond thereon a fee of $1, and for the making of every such assignment a fee of 25 cents.
(6) *[Section 51 Subsection (6) amended by No. 51 of 1985, s. 4 and Sched. 2, Part II ]*In all cases in which any distress is made at any place distant more than 32 kilometres from the office of the sheriff or of a deputy-sheriff, or of any such registrar as aforesaid, any justice may grant replevin of the goods and chattels distrained in the same manner and subject to the same conditions as the registrar may grant the same.
(7) The justice taking the bond may assign the same in the like manner as the registrar; and such bond may be sued on in like manner.
(8) No such justice shall be liable in any action for taking insufficient security if he has acted in good faith and with reasonable care and caution.
(9) Nothing in this section shall affect the power of the sheriff or his deputy to grant replevin.
52
Manner of proceeding where tenant of land distrained upon is absent from the State
52 Manner of proceeding where tenant of land distrained upon is absent from the State
In case any distress shall be levied upon any land or tenements the tenant whereof shall, at the time of such distress being levied, be absent from this State, then it shall be lawful for the sheriff or his deputy or any such registrar as aforesaid to grant a replevin and make deliverance of the goods and chattels distrained to the agent or attorney of such tenant so being absent as aforesaid and to take such bond as aforesaid from such agent or attorney in the name of such agent or attorney and to assign such bond to the avowant or person making cognizance as aforesaid in the manner hereinbefore provided for the taking and assigning replevin bonds, and in case such bond shall be forfeited the avowant or person making cognizance may bring an action and recover thereupon in his own name in the same manner in all respects as is hereinbefore provided for the prosecution of actions upon replevin bonds, and it shall be lawful for such agent or attorney to commence and prosecute an action of replevin for the taking of any such distress as aforesaid, in which action the plaintiff shall be allowed to plead the same pleas, and upon the trial thereof to give in evidence and have the benefit of all the same matters and things which the tenant himself might have pleaded and given in evidence or had the benefit of if he had been the plaintiff in the same action instead of such attorney or agent, and, for the purposes of this action only, it shall be sufficient in any pleading to describe the goods and chattels distrained as and to be the goods and chattels of the plaintiff as agent or attorney of such tenant, and in all other respects the said action shall be prosecuted and dealt with in such and the same manner as if the action had been commenced and prosecuted by the tenant himself.
53
Sale of distress by public auction
53 Sale of distress by public auction
[Section 53 Amended by 25 Geo. V No. 78 ]
(1) Where any goods or chattels are distrained, and the tenant in possession or owner of the goods does not, within 7 days next after the distress, replevy the same according to law, it shall be lawful for the person distraining, after the expiration of the said 7 days, to cause such goods or chattels to be sold.
(2) The period of 7 days aforesaid shall be extended to a period of not more than 15 days if the tenant or such owner make a request in writing in that behalf to the landlord or other person levying the distress and also give security for any additional cost that may be occasioned by such extension of time.
(3) The landlord or person levying the distress may, at the written request or with the written consent of the tenant or such owner, sell the goods or chattels distrained, or part of them, at any time before the expiration of such extended period as aforesaid.
(1) If within the period of 7 days next after the distress the tenant by notice in writing to the person distraining requires the goods and chattels distrained to be appraised the same shall be appraised as hereinafter provided.
(2) On receipt of such notice the person distraining, with a police officer, shall, before proceeding to sell the same, cause such goods and chattels to be appraised by 2 appraisers sworn to appraise the same truly according to the best of their understanding.
(3) Any police officer, when so required, shall aid and assist in such appraisement and may administer the necessary oath to any person appointed to make the appraisement.
55
Application of proceeds
55 Application of proceeds
*[Section 55 Amended by No. 55 of 1965, s. 5 ]**[Section 55 Amended by No. 43 of 1991, s. 5 and Sched. 1 ]*The money to arise from such sale shall be applied in satisfaction of the charges of making the distress and sale and of the sum demanded; and the overplus, if any, shall be forthwith paid to the said tenant or owner, and the person causing such distress to be made shall deliver, if demanded at any time within 30 days from the time of such sale, a true account in writing of such sale.
Penalty: Fine not exceeding 20 penalty units.
56
Public to have access to view goods
56 Public to have access to view goods
At the time appointed for any such sale, any person shall have full liberty of ingress, egress, and regress into and out of the premises where such goods or chattels are impounded or otherwise secured, in order to view or buy and remove any part of such goods or chattels, without being liable as a trespasser.
57
Irregularity not to vitiate distress, but may ground claim for damage
57 Irregularity not to vitiate distress, but may ground claim for damage
(1) Where any distress is made for any rent or sum justly due, and any irregularity or unlawful act is afterwards done by the person causing the distress to be made, or by his agent or bailiff, the distress shall not be deemed unlawful nor the distrainer a trespasser ab initio; but the party grieved may recover satisfaction for the damage by action; and if he recovers he shall have full costs.
(2) No tenant shall recover in any action for any such unlawful act or irregularity as aforesaid if tender of amends has been made by the party distraining, or by his agent, before action brought.
58
Penalties for certain irregularities, omissions, &c.
58 Penalties for certain irregularities, omissions, &c.
*[Section 58 Amended by No. 55 of 1965, s. 5 ]**[Section 58 Amended by No. 43 of 1991, s. 5 and Sched. 1 ]*No person shall –
(a) wilfully neglect to make out, sign, and deliver –
(i) the prescribed inventory;
(ii) a bill of charges claimed; or
(iii) any prescribed notice –
as required by this Act in respect of any goods or chattels distrained by him;
(b) being an agent or bailiff make any distress without obtaining a warrant as required by this Act or wilfully neglect to deliver, as required by this Act, a copy of such warrant; or
(c) retain, take, or receive any other or greater charge than is prescribed by Schedule 4 .
Penalty: Fine not exceeding 20 penalty units.
59
Forms to be used
59 Forms to be used
Every precept to replevy, replevin bond, and assignment of such bond, respectively shall be in the appropriate form in Schedule 3 .
Division 2
Provisions as to lodgers and under-tenants
Division 2 Provisions as to lodgers and under-tenants
60
Interpretation
60 Interpretation
In this Division –
superior landlord includes a landlord in cases where the goods seized are not those of an under-tenant or lodger;
tenant and under-tenant do not include a lodger.
61
Right of under-tenant or lodger, if distress levied, to make declaration that immediate tenant has no property in goods distrained, and to undertake to pay rent due to superior landlord
61 Right of under-tenant or lodger, if distress levied, to make declaration that immediate tenant has no property in goods distrained, and to undertake to pay rent due to superior landlord
(1) If any superior landlord levies or authorizes to be levied, a distress on any goods or chattels of –
(a) any under-tenant;
(b) any lodger; or
(c) any other person not being a tenant of the premises or of any part thereof, and not having any beneficial interest in any tenancy of the premises or of any part thereof –
for arrears of rent due to the superior landlord by his immediate tenant, the under-tenant, lodger, or other person aforesaid may serve the superior landlord, or the agent employed by him to levy such distress, with a statutory declaration made by the under-tenant, lodger, or other person aforesaid in accordance with the provisions of this section.
(2) Such declaration shall set forth –
(a) that the immediate tenant has no right of property or beneficial interest in the goods or chattels so distrained or threatened to be distrained, and that such goods or chattels are the property, or in the lawful possession, of the declarant; and
(b) in the case of an under-tenant or lodger, the amount of rent, if any, then due to his immediate landlord, and the times at which future instalments of rent will become due, and the amount thereof, and shall contain an undertaking to pay to the superior landlord any rent so due or to become due to his immediate landlord, until the arrears of rent in respect of which the distress was levied or authorized to be levied have been paid off –
and there shall be annexed to and verified by such declaration a correct inventory, subscribed by the declarant, of the goods and chattels referred to in the declaration.
62
Penalty for proceeding with distress after a declaration has been made under section 61
62 Penalty for proceeding with distress after a declaration has been made under section 61
(1) If any superior landlord, or any agent employed by him –
(a) after being served with such declaration and inventory as aforesaid; and
(b) in the case of an under-tenant or lodger, after such undertaking as aforesaid has been given, and the amount of rent, if any, then due has been paid or tendered in accordance with such undertaking –
levies or proceeds with a distress on the goods or chattels of the under-tenant, lodger, or other person aforesaid, such superior landlord, bailiff, or other agent shall be guilty of an illegal distress, and the under-tenant, lodger, or other person aforesaid may apply by complaint under the Justices Act 1959 , for an order for the restoration to him of such goods.
(2) On the hearing of such complaint the court shall inquire into the truth of the declaration and inventory, and shall make such order for the recovery of the goods or chattels or otherwise as to it may seem just.
(3) The superior landlord shall also be liable to an action at the suit of the under-tenant, lodger, or other person aforesaid, in which action the truth of the declaration and inventory may likewise be inquired into.
63
Payments of under-tenant or lodger to superior landlord
63 Payments of under-tenant or lodger to superior landlord
(1) For the purposes of the recovery of any sums payable by an under-tenant or lodger to a superior landlord under –
(a) any such undertaking as aforesaid; or
(b) a notice served in accordance with section 65 –
the under-tenant or lodger shall be deemed to be the immediate tenant of the superior landlord, and the sums payable shall be deemed to be rent.
(2) Where the under-tenant or lodger has, in pursuance of any such undertaking or notice as aforesaid, paid any sums to the superior landlord, he may deduct the amount thereof from any rent due or which may become due from him to his immediate landlord, and in that case such immediate landlord may make the like deductions from any rent due or which may become due from him to his immediate landlord, if any.
(1) The preceding sections of this Division do not apply to any goods –
(a) belonging to the spouse of the tenant whose rent is in arrear; or
(b) comprised in any bill of sale, hire-purchase agreement or settlement made by that tenant; or
(c) in the possession, order or disposition of that tenant by the consent and permission of the true owner, under such circumstances that that tenant is the reputed owner.
(2) In this section,
spouse includes the person with whom a person is in a significant relationship, within the meaning of the Relationships Act 2003 .
65
Alternative to distress on goods of under-tenant or lodger
65 Alternative to distress on goods of under-tenant or lodger
(1) In cases where the rent of the immediate tenant of the superior landlord is in arrear, it shall be lawful for such superior landlord to serve personally upon any under-tenant or lodger a notice in writing –
(a) stating the amount of such arrears of rent; and
(b) requiring all future payments of rent, whether the same has already accrued due or not, by such under-tenant or lodger to be made direct to the superior landlord giving such notice until such arrears shall have been fully paid.
(2) Upon the service as aforesaid of such notice the superior landlord shall have the right to recover, receive, and give a discharge for such rent from such under-tenant or lodger.
Division 3
Special provisions as to hire-purchase goods
Division 3 Special provisions as to hire-purchase goods
66
Procedure where hire-purchase goods are distrained
66 Procedure where hire-purchase goods are distrained
[Section 66 Amended by 25 Geo. V No. 78 ]
(1) Where any goods or chattels have been distrained for rent due by a tenant or lodger in respect of any premises, and such goods or chattels or any part thereof are comprised in a hire-purchase agreement, the owner of such last-mentioned goods or chattels (hereinafter referred to as "the owner") may, within 7 days after such distraint has been made, or at any time before the removal of the goods or chattels so distrained, deliver to the landlord of such premises, or to the agent or bailiff of such landlord, a statutory declaration, stating that he is such owner, and setting out the particulars of the goods or chattels comprised in the hire-purchase agreement, and the amount still unpaid, and upon payment of which such goods or chattels as last aforesaid would, if the hire-purchase agreement had been fully carried out, have become the property of the hirer.
(2) Upon delivery of any such declaration as aforesaid –
(a) if there are, upon the premises upon which the distress has been levied, sufficient other goods or chattels to satisfy the distress, no further proceedings shall be taken under such distress in respect of the goods or chattels comprised in the hire-purchase agreement;
(b) in any other case, the landlord or his agent or bailiff may, in addition to the distraint already made by him, make a further distraint upon the goods and chattels liable to distress, for such an amount as is referred to in subsection (1) , and proceed to a sale thereof in the manner provided by law, and the proceeds of such sale shall be applied by the landlord, in so far as the same shall extend, in manner following:
(i) first in payment of the costs of and incidental to the distress and sale;
(ii) secondly in payment to the owner of such amount as is referred to in subsection (1) ;
(iii) thirdly in satisfaction of the amount due to the landlord –
and the balance, if any, of such proceeds shall be paid by the landlord to the hirer.
(3) For the purposes of this section a hire-purchase agreement does not include an agreement whereby the goods comprised therein have become the absolute property of the person therein expressed to be the hirer thereof.
Part VI
Summary Proceedings to Recover Possession of Premises
Part VI Summary Proceedings to Recover Possession of Premises
67
Interpretation
67 Interpretation
In this Part –
agent means any person usually employed by the landlord in the letting of the premises or in the collection of the rents thereof, or specially authorized in writing by the landlord to act in the particular matter;
landlord means the person entitled to the immediate reversion of the premises, or, if the premises be held in joint-tenancy, co-parcenary, or tenancy-in-common, shall mean any one of the persons entitled to such reversion;
premises means lands, houses, or other corporeal hereditaments;
tenant includes any person in possession of the premises or any part thereof, after the termination of the tenancy without the authority of the landlord.
68
Tenant in certain cases holding over may be summoned before magistrate or justices
68 Tenant in certain cases holding over may be summoned before magistrate or justices
[Section 68 Amended by No. 55 of 1965, s. 5 ]
(1) If the term or interest of the tenant of any premises held by him at will or for any term not exceeding 7 years, either without being liable to the payment of any rent or at a rent not exceeding the rate of $520 a year, and upon which no fine shall have been reserved or made payable, shall have ended or shall have been duly determined by a legal notice to quit or otherwise, and such tenant shall neglect or refuse to quit and deliver up possession of the premises, or any part thereof, the landlord or his agent may proceed by complaint under the Justices Act 1959 , against the tenant for the recovery of possession of such premises.
(2) If such premises were held by the tenant at a rental exceeding a rate of $80 a year such complaint shall be heard and determined by a magistrate.
69
Power of court to make order for possession, and for rent or mesne profits enforceable by distress
69 Power of court to make order for possession, and for rent or mesne profits enforceable by distress
(1) Upon the hearing of any such complaint as aforesaid, it shall be lawful for the court, upon proof of the tenant still neglecting or refusing to deliver up possession of the premises, and of the rent payable in respect of the premises, and of the holding, and of the expiration or other determination of the tenancy, with the time and manner thereof, and of the title of the landlord, if such title has accrued since the letting of the premises, and of the service of the summons if the tenant shall not appear thereto, to order that possession of such premises shall be given by the tenant to the landlord or his agent on or before such day as the court shall name, not being more than 28 days nor less than 48 hours after the hearing of the complaint.
(2) The court in its discretion may allow to the landlord such sum as it may think fit for rent or mesne profits of the premises, to be paid on or before a day to be named by the court.
(3) Such order for payment of rent or mesne profits shall be enforceable by distress only and not by imprisonment.
70
Warrant to give possession of premises
70 Warrant to give possession of premises
(1) If the tenant shall neglect or refuse to give possession of the premises to the landlord or his agent within the time named in the order, it shall be lawful for the court or one of the justices by whom such order was made, to issue a warrant addressed to all police officers commanding them to enter into the premises and to give possession of the same to the landlord or his agent.
(2) Entry upon any such warrant shall not be made on a Sunday, Good Friday, or Christmas Day, or at any time except between the hours of 9 a.m. and 4 p.m.
(3) For the purpose of executing any such warrant every police officer is hereby authorized and empowered, if necessary, to break and enter into the premises and eject the tenant or any other person therefrom.
(4) Any such warrant may be in the appropriate form in Schedule 3 .
71
Saving as to existing law
71 Saving as to existing law
The provisions of this Part for recovery of possession of premises and of payment of rent and mesne profits shall not prejudice or affect any other remedy in respect thereof.
| Regnal Year and Number of Act | Title of Act |
| 7 Vict. No. 1 | An Act to regulate distresses and replevins |
| 17 Vict. No. 17 | An Act to facilitate the granting of certain leases |
| 38 Vict. No. 12 | Landlord and Tenant Act 1874 |
| 1 Edw. VII No. 20 | Recovery of Possession of Tenements Act 1901 |
| 9 Edw. VII No. 47 | Landlord and Tenant Act 1909 |
| 12 Geo. V No. 9 | Recovery of Possession of Tenements Act 1921 |
| 18 Geo. V No. 85 | Landlord and Tenant Act 1927 |
| | |
| Levying distress— | $ |
| | |
| Where the sum distrained for does not exceed $20 | 0·50 |
| Where such sum exceeds $20 and does not exceed $100 | 1·00 |
| Where such sum exceeds $100 | 2·00 |
| | |
| Appraisement (if made), a percentage in the dollar on the value of the goods distrained equal to | 0·05 |
| | |
| Man in possession, per diem | 0·40 |
| | |
| Advertisement of sale, if required by the person whose goods are distrained | The sum actually paid |
| | |
| Carriage of goods to place of sale, where the same are not sold on the premises | The sum actually paid |
| | |
| Printing of catalogues (if any) of goods to be sold | The sum actually paid |
| | |
| Charges of auctioneer or bailiff for conducting sale | 5 per cent on gross amount realized |
| | |
| | |
Source text: opening excerpt
Sourced from Tasmanian Legislation Online (legislation.tas.gov.au), CC BY 4.0.
Part I Preliminary
Part I Preliminary
1 Short title
1 Short title
This Act may be cited as the Landlord and Tenant Act 1935 .
2 Repeal of local Acts: Non-application of Imperial Acts
2 Repeal of local Acts: Non-application of Imperial Acts
(1) The Acts enumerated in Schedule 1 are hereby repealed.
(2) No Imperial enactment directly relating to the law of landlord and tenant shall have effect in this State.
2A Act not apply to residential tenancy agreements
2A Act not apply to residential tenancy agreements
[Section 2A Inserted by No. 82 of 1997, Sched. 3, Applied:01 Jul 1998] This Act does not apply to a residential tenancy agreement within the meaning of the Residential Tenancy Act 1997 to which that Act applies.
Part II Leases and Rents
Part II Leases and Rents
3 Effect where words in schedule used
3 Effect where words in schedule used
Whenever any party to any deed made according to the form set forth in Part I of Schedule 2 , or to any other deed which shall be expressed to be made in pursuance of this Act, shall employ in such deed respectively any of the forms of words contained in the first column of Part II of Schedule 2 , and distinguished by any number therein, such deed shall be taken to have the same effect and be construed as if such party had inserted in such deed the form of words contained in the second column of the same schedule , and distinguished by the same number as is set opposite to the form of words employed by such party; but it shall not be necessary in any such deed to insert any such number.
4 Deed to include all outhouses, &c.
4 Deed to include all outhouses, &c.
Every such deed, unless any exception be specially made therein, shall be held and construed to include all outhouses, buildings, barns, stables, yards, gardens, cellars, ancient and other lights, paths, passages, ways, waters, watercourses, liberties, privileges, easements, profits, commodities, emoluments, hereditaments, and appurtenances whatsoever, to the lands and tenements therein comprised belonging or in anywise appertaining.
The Act allocates who can act and who decides. Landlords (or their agents) can distrain subject to warrant and prescribed procedural steps (ss 28, 46-50). Sheriffs, registrars of the Magistrates Court (Civil Division), and justices have specific roles in replevin and execution (ss 16, 51, 52). Tenants, under‑tenants, lodgers, and third parties have statutory rights to make declarations, seek replevin, require appraisement, and in some cases redirect rent payments to a superior landlord (ss 61-66). The Act fixes monetary thresholds and specific temporal limits (for example $40 exemption in s 32(1); 7‑day sale period s 53(1); 6‑month mesne profits limit s 35), which operate as concrete legal constraints rather than discretionary guidelines.
Where the Act makes explicit legislative choices (for example excluding residential tenancies under the Residential Tenancy Act 1997 by s 2A), that is a statutory allocation of matters to other legislation. The text contains amendment annotations (insertions and substitutions), showing the Act has been updated at specific dates; those amendments are cited within sections where made (for example s 2A [Inserted by No. 82 of 1997], s 46 amendments effective 2008). The Act supplies schedules with forms and fixed charge tables (Schedules 2-4) that form part of the machinery for implementing the statutory distraint regime.
Main concepts
The Act organises landlord-tenant relations around a set of practical legal concepts: statutory construction of lease wording, distraint for rent, protection of agricultural produce and fixtures, limits on seizure and sale, replevin and deliverance, remedies against fraudulent removal, rules for hire‑purchase goods, and summary possession for small tenancies.
Construction and form: Section 3 establishes that where deed language mirrors the model phrases in Part II of Schedule 2, that language will be read as the fuller form set out in the second column of that schedule. Clauses that do not take effect under the Act remain valid to the extent law and equity permit (s 5). Minor clerical or verbal departures from the prescribed forms do not invalidate the intended effect (s 6). These provisions reduce formal drafting risk where the schedule wording is used.
Distress for rent: The Act treats distraint as a primary landlord remedy. Section 28 provides that any person entitled to rent has the remedy of distress and sale. The procedure for taking distress requires a warrant if executed by an agent or bailiff (s 46), inventories and bills (s 47), prescribed charge limits (s 49 and Schedule 4), and specific rules about where goods can be impounded (s 50). There is a statutory timetable for sale (s 53) and provisions for appraisement (s 54).
Tenant and third‑party protections: Section 32 enumerates classes of goods exempt from distress (tools of trade, necessary wearing apparel, household items up to $40), allows tenant elections when exempt goods have been distrained (s 32(4)), and provides summary relief in petty sessions (s 32(5)). Section 33 exempts beasts of the plough and sheep where other sufficient distress can be found. Sections 61-65 set out protections for under‑tenants and lodgers, allowing statutory declarations to establish ownership and undertakings to pay rent to superior landlords, and offer an alternative route: superior landlords can give notice to under‑tenants/lodgers to pay future rent to the superior landlord (s 65).
Agricultural and landlord/sheriff interface: Part III regulates seizure and sale of produce on farms, protecting specified produce from sale (ss 14, 20, 21), obliging tenants to notify sheriffs of covenants affecting use of produce (s 15), and imposing duties on sheriffs to notify landlords and agents and to delay sale where necessary (ss 16, 19). Sheriffs may assign claims for breach of sale agreements to landlords (s 18) and are protected from liability except for wilful breaches (s 22).
Fixtures and emblements: Part IV provides that tenants who erect farm buildings and machinery with written landlord consent own and can remove those items subject to notice and a landlord option to purchase (s 26). Section 24 covers the incumbent tenant’s rights on death of a life‑tenant.
Enforcement and civil consequences: The Act supplies criminal and civil penalties: double or treble damages for wrongful acts (ss 41, 44, 45), fines for failing to follow procedural requirements (s 58), and recovery of sale proceeds with an obligation to account and a pecuniary penalty for failure (s 55). Replevin procedures (s 51) and magistrates’ summary jurisdiction for possession claims (Part VI, ss 67-71) provide court mechanisms for resolving disputes.
Monetary thresholds and prescribed fees: The Act contains fixed dollar sums (for exemptions, thresholds and schedule charges) in multiple places (for example s 32(1) $40; s 68 thresholds $520 and $80; Schedule 4 fees). Those amounts are statutory inputs to the regime and determine which procedures apply.
Conceptually, the Act is a largely procedural statute: it creates decision points, time limits, and documentary requirements that channel landlord actions and create counter‑measures for tenants and certain third parties. The Act’s text places significant weight on procedural compliance (warrants, delivery of documents, prescribed fees), with explicit penalties where those steps are omitted (s 58). It also preserves common law and equitable remedies by providing saving clauses (s 5, s 71).
Who it affects
The Act assigns rights and burdens among identifiable groups. Primary affected parties and how the Act changes behaviour for each are:
Landlords and owners: Landlords are empowered to distrain for arrears (s 28), to require compliance with the procedural apparatus (s 46-50), to sell after statutory periods (s 53), and to seek summary possession in limited circumstances (Part VI). Landlords must observe limits on what may be seized (ss 14, 20, 32-34) and adhere to requirements for inventory, bill of charges, and delivery of documents (s 47). They bear potential liability for illegal distress (s 45) and penalties if they fail to follow prescribed steps (s 58). Where a sheriff has sold goods subject to an agreement, the landlord is restricted from distraining certain goods thereafter (s 34).
Tenants: Tenants continue to owe the core obligations of rent and covenants as under common law; the Act gives landlords statutory distraint and other remedies for enforcement. Tenants gain procedural protections: exemptions for certain household and trade tools up to $40 (s 32), the ability to request appraisement within seven days after distress (s 54), the ability to replevy via registrars or justices (s 51), and statutory rights in relation to under‑tenants and lodgers (ss 61-65). Tenants who remain in possession after notice to quit may face doubled rent during the holding‑over period (s 10) or double yearly value penalties where holding over after demand and notice (s 9). Tenants who fraudulently remove goods risk civil penalties of double value (s 41) and summary proceedings if the value is $100 or less (s 42).
Agents, bailiffs, and Australian legal practitioners: Agents and bailiffs must obtain a warrant if acting for a landlord (s 46). Bailiffs and registrars have duties in executing replevins, taking bonds, and issuing necessary processes (s 51). Legal practitioners may sign warrants on behalf of landlords (s 46), and if a landlord cannot sign, a justice or Australian legal practitioner may attest a mark (s 46(2)).
Sheriffs and police: Sheriffs are authorised to seize and sell goods but must make inquiries and notify landlords before sale in agricultural contexts (ss 16, 19). Sheriffs are empowered to levy and pay to plaintiffs monies paid for rent under execution (s 13). Sheriffs and officers are protected from trespass claims when acting in good faith, subject to wilful breach liability (ss 22, 23).
Third‑party owners and hire‑purchase proprietors: Owners of goods subject to hire‑purchase agreements can deliver statutory declarations to protect their property from distraint and, where necessary, claim payment under s 66. Section 40 protects purchasers who bought goods in good faith before seizure. Section 64 excludes spouse‑owned goods and goods included in certain security agreements from the under‑tenant/lodger declaration regime.
Under‑tenants and lodgers: The Act recognises a distinction between immediate tenants and under‑tenants/lodgers (s 60). Under‑tenants and lodgers may serve statutory declarations to assert ownership or to undertake to pay superior landlords (s 61). They can deduct sums paid to superior landlords from amounts payable to immediate landlords (s 63). A superior landlord may alternatively serve notice requiring future rent payments to be made to the superior landlord (s 65).
Courts and registrars: The Magistrates Court (Civil Division) registrars are empowered to make replevin and deliverance (s 51). Magistrates and justices also decide summary possession complaints under the Justices Act 1959 and may grant warrants for possession (ss 68-70).
This distribution of rights and duties shapes behaviour: landlords must decide whether to exercise distraint (and follow exacting procedural steps) or pursue court remedies; tenants must decide whether to replevy, pay arrears to stop distraint, or invoke exemptions and statutory declarations. Third parties who own goods within leased premises must be alert to declare ownership quickly (s 66) to avoid loss. Administrative and enforcement actors (sheriffs, bailiffs, registrars) are decision points whose exercise of discretion (for example, in delaying sale or assigning claims) materially affects outcomes (ss 16, 17, 18).
Key duties and rights
The Act creates concrete duties and rights distributed among landlords, tenants, sheriffs, agents and third parties. The most salient are as follows.
Landlord duties/rights:
Right to distrain for arrears: Any person entitled to rent may distrain and impound goods (s 28). Where a tenancy has ended, landlords retain a six‑month window to distrain for arrears (s 35).
Warrant and authorisation: If distraint is carried out by an agent or bailiff, it must be by warrant signed by the landlord or an Australian legal practitioner (s 46(1)). Where the landlord cannot sign, attestation by a justice or legal practitioner is allowed (s 46(2)).
Inventory and bill: A landlord must make and sign an inventory and bill of charges immediately upon making a distress and deliver those documents as directed (s 47).
Prescribed charges: The landlord may only claim the charges set out in Schedule 4 unless a court scale substitutes (s 49). Charging more is an offence (s 58(c)).
Conduct of sale and appraisement: The landlord must allow seven days after distress for replevin before sale, extendable to 15 days by written request, and must conduct sale by public auction by licensed auctioneer or bailiff (s 53). If appraisement is demanded within seven days, two sworn appraisers must value the goods with police assistance if required (s 54).
Application of proceeds: Sale proceeds are applied first to costs of distress/sale and then to sums demanded; surplus must be paid to the tenant on demand within 30 days and failure to deliver an account can attract penalty (s 55).
Summary possession: For small tenancies (term not exceeding 7 years, rent not exceeding $520 p.a., and no fine reserved) landlords may seek summary possession under the Justices Act (s 68); the court may order possession, name a day within 48 hours to 28 days to deliver possession, and allow rent or mesne profits recoverable by distress (s 69). If the tenant does not vacate, the court may issue a warrant enforcing possession via police (s 70).
Tenant duties/rights:
Payment obligations: Tenants remain obliged to pay rent and perform covenants expressed in deeds (ss 3-6 provide model covenant wording in Schedule 2).
Anti‑waiver rule: Acceptance by a landlord of rent from a tenant who remains in possession after notice to quit (for up to six months) does not of itself constitute a new tenancy or waiver of the notice (s 11A). Payments within six months are deemed mesne profits absent express agreement otherwise.
Exemptions: Tenants have a statutory exemption for specific goods up to $40 in value (s 32(1)-(4)); beasts of the plough and sheep are exempt where other sufficient distress can be found (s 33).
Replevin and appraisement: Tenants may apply for replevin via registrars (s 51) or justices where distant. If they demand appraisement within seven days, the distraining party must have the goods appraised by two sworn appraisers (s 54).
Protections against wrongful distraint: Tenants may sue for double damages for wrongful distrain (s 45) and recover treble damages for pound‑breach or rescue (s 44). They can also recover damages for irregularities even if the distress is not void ab initio (s 57).
Sheriff/Registrar duties/rights:
Sheriffs must notify landlord or agent before sale of crops/produce when owner is known and resident in Tasmania (s 16) and shall inquire as to the name/residence of the landlord before sale (s 19).
Sheriffs may sell or dispose of crops under agreements to expend produce on lands and may permit the landlord to bring actions for breach after indemnifying the sheriff (ss 17-18).
Registrars of the Magistrates Court (Civil Division) can make replevin and take double‑value bonds, assign them, and issue process thereof (s 51).
Third‑party and hire‑purchase rights:
Owners of hire‑purchase goods can deliver statutory declarations within seven days of distraint to establish ownership and claim unpaid amounts; the landlord may then distrain additional goods to satisfy arrears or apply sale proceeds in the order set out in s 66(2) (s 66).
Goods sold in good faith prior to seizure by persons not privy to fraud cannot be seized (s 40).
Procedural duties and sanctions:
The Act imposes fines for failure to produce the sale account on demand (s 55 penalty), and a fine of up to 20 penalty units for wilful failure to prepare inventory, bill, or notices, for making distress without a warrant, or for imposing greater charges than prescribed (s 58). The sheriff is protected from liability unless the breach or omission is wilful (s 22).
These duties and rights create a set of prerequisites that shape conduct prior to and during distraint, and supply statutory remedies and sanctions that influence commercial and enforcement choices.
Penalties and enforcement
The Act mixes civil and penal remedies, with both private enforcement (actions for damages, replevin, distress and sale) and public sanctions. Key enforcement mechanisms and penalties are:
Civil damages for wrongful acts:
Double damages and costs: If a distress and sale is carried out where in truth no rent is due, the owner may recover double the value of goods and full costs against the distrainer (s 45).
Treble damages: On a pound‑breach or rescue of distrained goods, the aggrieved person may recover treble damages and costs (s 44).
Double value penalty for fraudulent removal: Any tenant who fraudulently removes goods to prevent distraint, or any person who knowingly assists, must forfeit and pay double the value of the goods as an action at law (s 41). For items valued at $100 or less there is a summary procedure in petty sessions (s 42).
Recovery by action: Where a sheriff’s sale agreement is breached, the sheriff must allow the owner to bring action in the sheriff’s name if the owner indemnifies the sheriff against costs and losses (s 18).
Statutory fines:
Failure to deliver sale account: Person causing sale to be made must, if demanded within 30 days, deliver a true written account; contravention attracts a fine not exceeding 20 penalty units (s 55).
Penalty for procedural failures: Section 58 prescribes a fine not exceeding 20 penalty units for willful neglect to make out/sign/deliver the prescribed inventory, bill of charges or notices; for agents/bailiffs making distress without warrant or failing to deliver copies; and for taking or receiving charges beyond those prescribed in Schedule 4.
Criminal or quasi‑criminal enforcement through petty sessions:
Section 42(2) empowers a court of petty sessions to hear complaints about fraudulent removal where the value does not exceed $100 and to order double the value on proof.
Injunctive/possessory enforcement:
Replevin and deliverance: Registrars can make replevin, take bonds in double the value, and assign those bonds (s 51). The bond is security for commencing an action within one month and for prosecuting it without delay (s 51(2)). The availability of replevin is thus a court‑based remedy with prescribed security requirements.
Summary possession: Magistrates hearing a complaint under Part VI may order possession and permit enforcement by warrant issued to police who can break and enter to give possession (ss 69-70). The court may also allow rent/mesne profits enforceable by distress but not imprisonment (s 69(3)).
Limitations and protections on enforcement actors:
Sheriff protection: Sheriffs and their agents are indemnified from trespass liability for actions taken under the Act unless there has been wilful breach or omission (ss 22, 23). That restricts tenant remedies against enforcement officers to cases of wilful misconduct.
Tenant procedural protections: Tenants may demand appraisement within seven days to control valuation processes (s 54). Tenants and owners may invoke statutory exemptions for certain goods (s 32), and under‑tenants/lodgers may serve statutory declarations to stop distraint proceeding against them (s 61-63).
Prescribed monetary ceilings and fees:
Schedule 4 determines the maximum charges that may be levied for distress and associated activities (s 49). A contravention of these limits can attract the penalty in s 58(c).
Several sections fix monetary thresholds which determine the procedure that applies, e.g., $40 exemption (s 32), $100 limit for petty sessions summary jurisdiction (s 42), and rent thresholds in s 68 ($520 and $80) which determine availability of the summary possession path.
Enforcement under the Act is thus a hybrid of private suits and public process. Many remedies require the acting party to comply with tight procedural steps, and non‑compliance exposes the acting party to civil damages or statutory fines. The Act grants significant coercive powers , distraint, sale, arrest of possession via police warrant , but couples those powers with documentary and temporal safeguards and punitive remedies for abuse. The sheriff’s and registrar’s roles are central to enforcement, with procedural controls (warrants, notices, bonds, appraisement) channelled through them.
How it interacts with other laws
The Act expressly interacts with a small set of statutes and with common law and equitable principles:
Residential Tenancy Act 1997: The Act is excluded from operation for residential tenancy agreements that fall under the Residential Tenancy Act 1997 (s 2A). That statutory exclusion allocates regulation of modern residential landlord-tenant relationships to the Residential Tenancy Act and confines the 1935 Act to non‑residential or other tenancies not covered (s 2A).
Justices Act 1959 and Magistrates Court (Civil Division) processes: The Act channels summary possession and replevin proceedings through the Justices Act 1959 (s 68) and the Magistrates Court (Civil Division) via registrars authorised to grant replevin and to take replevin bonds (s 51). The Act thus relies on the procedural infrastructure of the Justices Act and courts for enforcement.
Relationships Act 2003: The Act’s definition of “spouse” (for the purposes of exclusion in the under‑tenant provision) includes persons in a "significant relationship" within the meaning of the Relationships Act 2003 (s 64(2)). This is an example of cross‑statutory definitional incorporation.
Common law and equity: Section 5 preserves deeds and parts of deeds which fail to take effect under the Act, declaring they remain valid to the extent law and equity permit. Section 6 preserves validity of deeds notwithstanding clerical or immaterial variances. Section 71 saves other remedies: the Part VI recovery provisions do not prejudice any other remedy. The Act therefore works alongside common law and equitable doctrines and does not displace them entirely.
Execution and enforcement law: The Act interacts with execution writs such as fi. fa. where it regulates the taking of goods on execution and requires payment of up to one year's rent before goods can be removed (s 12), and allows sheriffs to levy and pay money paid for rent in execution (s 13). The Act imposes obligations on sheriffs and officers in the course of executing process (ss 16-19, 23).
Hire‑purchase and personal property security: Section 66 protects owners of goods under hire‑purchase agreements by allowing a statutory declaration to be given within seven days of distraint. Section 64 excludes goods comprised in any bill of sale, hire‑purchase agreement or settlement from the under‑tenant/lodger declaration regime. The Act thus acknowledges competing personal property security interests and creates a narrow statutory process that interacts with those arrangements.
Court rules and judicial discretion: Section 49 allows judges to prescribe, by rules of court, a scale of charges replacing Schedule 4. That provides interaction between statutory schedules and court rule‑making power.
Repealed Acts and historical overlay: Schedule 1 repeals multiple older acts, including several nineteenth‑ and early twentieth‑century landlord and tenant enactments. The repeal and the express non‑application of Imperial enactments (s 2) demonstrate the Act was intended as a local consolidation of landlord and tenant procedure at the time of enactment.
Practical interaction issues to note: the Act can be triggered concurrently with other enforcement mechanisms (for example, distraint at law while other contractual or equitable remedies remain available). Section 5 and s 71 expressly preserve other remedies, so practitioners must consider concurrent claims in contract, tort and equity alongside the operation of this Act. The Act’s limited exemption for residential tenancies means many contemporary residential disputes will be governed elsewhere; however commercial leases, rural tenancies and older arrangements may still be governed by the Act, so careful statutory mapping is required. Monetary thresholds and the Schedule 4 fees operate within the Act and can be displaced by court rules (s 49(2)). Finally, the Act’s references to registrars, sheriffs and petty sessions indicate dependence on the structure of courts and enforcement offices , changes in those institutions or their procedures may affect practical application.
Amendment history
The Act text contains embedded amendment annotations that identify the legislative changes recorded in the source. Important documented amendments and insertions include:
Section 2A: Inserted by No. 82 of 1997, Schedule 3, applied 1 July 1998. Section 2A provides that the Act does not apply to residential tenancy agreements within the meaning of the Residential Tenancy Act 1997 (s 2A).
Section 11A: Inserted by 7 Geo. VI No. 53, s 2 (no applied date shown in the text). Section 11A concerns acceptance of rent after a tenancy is determined and the non‑waiver effect for up to six months (s 11A).
Section 46: Amended by No. 66 of 2007, Schedule 1, applied 31 December 2008 , the warrant and signature provisions bear this amendment annotation (s 46).
Section 50: Subsection (1) amended by No. 51 of 1985, s 4 and Schedule 2, Part II. Section 50(1) sets out the 5‑kilometre removal limit and was amended.
Section 51: Amended by No. 13 of 2012, s 39, applied 30 May 2012 , modifications to registrar powers and fees are annotated (s 51). Subsections (5) and (6) show fee and distance provisions amended, including entitlement to demand fees.
Section 53 and 54: Each show amendment history including “25 Geo. V No. 78” indicating earlier historical amendments.
Section 55: Amended by No. 55 of 1965, s 5; and No. 43 of 1991, s 5 and Schedule 1. Section 55 deals with application of proceeds and payment account obligations, and carries a penalty.
Section 58: Amended by No. 55 of 1965, s 5 and No. 43 of 1991, s 5 and Schedule 1. Section 58 prescribes penalties for procedural omissions and remains a key enforcement provision.
Section 64: Substituted by No. 45 of 2003, Schedule 1, applied 1 January 2004. The substituted text expands “spouse” to include significant relationships pursuant to the Relationships Act 2003.
Schedule 4: Amended by No. 55 of 1965, s 5 (the Schedule of prescribed charges was updated).
The schedules themselves (Schedules 2-4) embody model forms and fixed charge tables; the text shows periodic updating of fees and procedural forms as late as 2012 for replevin matters (s 51). The Act’s embedded amendment notes are the sole amendment history available in the supplied source. No consolidated list of all amendments or legislative history beyond the in‑text annotations is provided here. Practitioners should check the official revised statute and any subsequent amendments or rule changes (for example court rules that may replace Schedule 4 charges per s 49(2)) to ensure they rely on the current law.
Litigation history
The provided statutory text contains no citation to decided cases, and no litigation history is recorded in the source. The Act itself does not name judicial authorities or reported decisions. Consequently, there is no litigation record or interpretive case law contained within the text to reference.
Although the source is silent on judicial treatment, the Act contains multiple provisions that are likely to generate litigation and judicial interpretation in practice. The following are analytically plausible areas where courts would be asked to decide questions under the Act; the list is a mapping from statutory text to likely litigation topics, not a description of existing cases:
Validity and construction of deeds using Schedule 2 wording: disputes over whether particular covenant language falls within the schedule’s “first column” and how s 3’s construction rule should be applied.
Warrant and authorisation compliance: litigated challenges that a distress was unlawful because an agent lacked a warrant signed by the landlord or legal practitioner as required by s 46.
Inventory and bill delivery and the consequence of omission: proceedings under s 58 and s 57 where tenants claim damages for irregularity or s 55 penalties for failure to account.
Ownership disputes about distrained goods and statutory declarations: litigation over whether a third party’s declaration under s 61 or s 66 effectively protects goods from distraint and the evidentiary threshold for such declarations.
Valuation and appraisement disputes: challenges to sales due to defective appraisement processes under s 54, or disputes over sufficiency of security in replevin bonds (s 51).
Agricultural produce and sheriff obligations: cases involving sheriffs failing to notify landlords or improperly selling crops where covenants restrict removal (ss 14-19).
Double or treble damages claims: actions brought under ss 41, 44 or 45 for fraudulent removal, pound‑breach/ rescue, or wrongful distraint.
Interaction with other statutes: declaratory relief as to whether the Residential Tenancy Act 1997 applies (s 2A), affecting whether a landlord may use distress under this Act or must proceed under residential tenancy law.
Because courts would be required to resolve fact‑intensive matters (for example whether goods are “exempt” within the meaning of s 32, whether the distrainer acted wilfully under s 22, or whether the tenant’s removal was fraudulent under s 39), litigation is likely to focus on procedural compliance and factual ownership questions. In practice, practitioners should search reported case law beyond this source for judicial treatments of those questions. The Act’s many tightly prescriptive procedural steps suggest that litigation often turns on documentary compliance rather than substantive landlord-tenant contract interpretation alone.
Gotchas
The Act contains multiple traps for the unwary. Below are concrete points that can cause practical or legal difficulty unless explicitly handled, with the statutory bases cited.
Does the Act apply? Section 2A carves out residential tenancy agreements governed by the Residential Tenancy Act 1997. If a landlord assumes statutory distraint under the 1935 Act but the tenancy is a residential tenancy under the 1997 Act, the distraint may be unauthorised. Do not proceed without confirming the tenancy’s statutory classification (s 2A).
Warrant requirement and formal signature rules: If an agent or bailiff makes a distress, a warrant signed by the landlord or an Australian legal practitioner is mandatory (s 46(1)). Failure to obtain or deliver the warrant copy at the time of distress (or failing to leave it with a resident person or deliver within 30 days) is an offence under s 58. The Act permits attestation of a mark by a justice or legal practitioner if a landlord cannot sign (s 46(2)); confirm the proper signatory.
Inventory and bill delivery: The distrainer must “forthwith” make out and sign an inventory and bill of charges in the Schedule 3 form and deliver it as required (s 47). Omission triggers s 58 penalties and provides a tenant with a cause of action under s 57 for irregularity.
Charges limited to Schedule 4 and court rules: Only the charges in Schedule 4 (or a court‑prescribed scale under s 49(2)) may be claimed. Taking higher charges is a statutory offence (s 58(c)). Schedule 4 fees are low in absolute terms relative to modern costs and may not cover real enforcement expenses; however, charging beyond the schedule is prohibited.
Exempt goods value is fixed and dated: Section 32(1) exempts household items up to $40 and tools of trade; the $40 figure is fixed in the statute and may be out of step with current values. Practitioners should not assume the exemption is larger in practice without legislative amendment.
Agricultural produce and timing: Sheriffs must notify landlords and agents before sale of crops if the owner is known and resident in Tasmania (s 16). Certain produce (straw, hay, grasses, newly sown artificial grasses) is protected from sale (ss 14, 20). If a sheriff or bailiff sells protected produce, that sale may be challengeable.
Appraisement and replevin procedures: If the tenant demands appraisement within seven days, the distrainer must appraise using two sworn appraisers with police assistance if required (s 54). Failure to comply can void sale steps and is a basis for challenge.
Replevin bond security: Registrars require a bond in double the value of the property and two sureties; failure to provide sufficient security can block replevin (s 51(2)). The bond must be prosecuted by action within one month.
Double and treble damages exposure: There are multiplicative damages for wrongful acts: double for wrongful distrain (s 45), treble for pound‑breach or rescue (s 44), and double for fraudulent removal (s 41). Mistakes in following procedure can therefore be costly.
Holding‑over penalties and non‑waiver rule: A tenant giving notice to quit but remaining in possession faces double rent from the time of the notice (s 10). Conversely, acceptance of rent by a landlord during up to six months after notice expires does not automatically create a new tenancy or waive the notice (s 11A). Practitioners must track dates carefully.
Hire‑purchase goods timing: Owners must act quickly , deliver a statutory declaration within seven days of distraint or before removal under s 66(1). The seven‑day window is tight.
Interaction with other remedies: Section 5 and s 71 preserve other remedies. Choosing to proceed by distraint without considering contract, equitable remedies, or the Residential Tenancy Act 1997 (where applicable) may foreclose or complicate other claims.
Distance and time limits: Removal of distrained goods is limited to 5 kilometres from the premises (s 50(1)); sale may not be carried out on Sundays or certain holidays and must be between 9 a.m. and 4 p.m. for warrant execution (s 70). These practical limits can complicate enforcement logistics.
All of these provisions are prescriptive. Compliance is documentary and temporal: missing a signature or failing to deliver an inventory can convert a lawful distraint into an illegal one with substantial damages exposure. Practitioners should record precise timelines, keep copies of all notices and warrants, and attend to statutory monetary thresholds in the Act.
How to comply
This section sets out concrete steps landlords, agents, bailiffs, tenants, and third parties should take to operate inside the Act’s rules. It refers to specific provisions for each procedural point.
For landlords and their agents prior to distraint:
Confirm applicability: Ensure the tenancy is not a “residential tenancy agreement” under the Residential Tenancy Act 1997 (s 2A). If it is, use the other statute’s processes.
Confirm entitlement: Verify that rent is due and unpaid and that the landlord is the person entitled to distrain (s 28). If the tenant’s lease has ended, note the six‑month window for distraint (s 35).
Warrant and authorisation: If an agent or bailiff will execute the distress, obtain a warrant signed by the landlord or an Australian legal practitioner (s 46(1)). If the landlord cannot write, have a justice or legal practitioner attest a mark (s 46(2)). Document authorisation in writing.
At time of making the distress:
4. Deliver warrant copy: Where the distress is made by agent/bailiff, deliver a copy of the warrant to the tenant in possession or owner of goods, or to a resident person at or near the premises; if no resident person, retain evidence of tender and deliver if demanded within 30 days (s 46(3)).
5. Prepare inventory and bill: Immediately prepare and sign an inventory in the appropriate Schedule 3 form and a bill of charges (s 47). Deliver them in the same manner as the warrant.
6. Limit charges to Schedule 4: Ensure all claimed charges are consistent with Schedule 4 unless a court scale has been adopted under s 49(2). Do not take or demand greater charges (s 58(c)).
7. Respect exemptions: Check whether goods are exempt under s 32 (tools of trade, wearing apparel and household goods up to $40, certain machines for female persons) or whether beasts of the plough and sheep should not be seized where other distress is available (s 33).
During and after distraining:
8. Impounding and removal limit: If removing goods, impound them on the premises or, if moved, no more than 5 kilometres from the premises and give written notice within 24 hours to the tenant or owner of removal and location (s 50).
9. Appraisement demand: If the tenant demands appraisement within 7 days, arrange for two sworn appraisers and police assistance as required before sale (s 54). Keep sworn affidavits and appraisement records.
10. Allow replevin: Be prepared for the registrar of the Magistrates Court to issue replevin on taking suitable bonds (s 51). Maintain records of security demanded and assigned.
11. Sale timing and method: Do not sell before the expiry of 7 days from the distrain (or up to 15 days if extended by written tenant request and security for costs) (s 53). Sale must be by public auction conducted by a licensed auctioneer or bailiff of the sheriff or Magistrates Court (s 53(4)).
12. Application of proceeds and accounting: Apply sale proceeds first to distress and sale costs, then to sums demanded; pay surplus to tenant and provide a written account upon demand within 30 days or face penalty (s 55).
Special situations and protections:
13. Agricultural produce: Before selling crops or produce, make thorough inquiries as to the landlord and any covenants; notify the landlord/agent where known and resident in Tasmania and postpone sale where appropriate (ss 15-16, 19). Do not sell protected grasses or newly sown artificial grasses (ss 14, 20).
14. Hire‑purchase goods: If goods are subject to hire‑purchase, an owner may deliver a statutory declaration within 7 days (s 66). Be prepared to distrain other goods if necessary and to distribute sale proceeds in the prescribed order (s 66(2)).
15. Under‑tenants and lodgers: If distraining goods that may belong to under‑tenants or lodgers, expect statutory declarations under s 61; upon service, do not proceed if declarations and undertakings are made and any required payments are tendered (s 62). Consider serving the s 65 notice requiring future payments of rent by under‑tenants or lodgers to the superior landlord as an alternative.
For tenants and third parties:
16. Exercise statutory exemptions: If your goods are tools of trade or necessary household items, identify and, where necessary, serve a written notice electing the goods to be exempt up to $40 in value (s 32(4)). Use the petty sessions remedy under s 32(5) if exempt goods have been taken.
17. Replevin and bond: Apply to the registrar of the Magistrates Court (Civil Division) for replevin and be prepared to provide bond in double the value and two sureties to commence action within one month (s 51(2)).
18. Appraisement demand: Serve a written demand for appraisement within 7 days of distrain if you want valuation protection (s 54).
19. Statutory declarations for under‑tenants/lodgers: If goods belong to a third party, serve the statutory declaration required by s 61 with a correct inventory to prevent superior landlord’s distress from proceeding on those goods.
20. Hire‑purchase owners: If your goods are under hire‑purchase, deliver the statutory declaration required by s 66 within 7 days to the landlord or agent, and retain proof of delivery.
Record‑keeping and contemporaneous evidence:
21. Keep documentary proof of all notices, warrants, deliveries, inventories, appraisement demands, statutory declarations, payment tenders, and timing of sales and notices; the Act’s remedies hinge on precise timing and delivery (ss 46-55, 61-66).
22. Engage with enforcement authorities: If seeking summary possession under Part VI, prepare evidence of tenancy terms, rent, notice to quit, and service (ss 68-70). For replevin and repossession steps, liaise with registrars and ensure bonds and sureties are in place (s 51).
Compliance is procedural and documentary. Failure to follow the Act’s steps can convert permissible distraint into an illegal distress and expose the actor to multiplicative damages and fines (ss 41, 44, 45, 58). Practitioners should cross‑check monetary thresholds and fee schedules and confirm any court rules that have replaced Schedule 4 charges under s 49(2).
Any deed or part of a deed which shall fail to take effect by virtue of this Act shall nevertheless be as valid and effectual, and shall bind the parties thereto, so far as the rules of law and equity will permit, as if this Act had not been made.
6 Immaterial variances not to vitiate
6 Immaterial variances not to vitiate
If, in employing any of the forms of words contained in the first column of Part II of Schedule 2 in any such deed, there should occur a merely verbal and immaterial variance or departure from such form, or any clerical error, such variance or error shall not prevent such deed or the part thereof where such variance or error occurs from taking effect under this Act, provided the form of words employed is substantially to the same effect as any of those contained in the said first column .
7 Action against tenant for life
7 Action against tenant for life
Where any person has any rent in arrear or due upon any lease or demise for life or lives he may bring an action for such arrears of rent in the same manner as he might have done in case such rent were due and reserved upon a lease for years.
8 Recovery of rent where lease not by deed
8 Recovery of rent where lease not by deed
(1) Where the agreement between the landlord and the tenant is not by deed, the landlord may recover a reasonable satisfaction for the lands, tenements, or hereditaments held or occupied by the defendant in an action for the use and occupation of what was so held or enjoyed.
(2) If in evidence on the trial of such action any parol demise or any agreement, not being by deed, whereon a certain rent was reserved shall appear, the plaintiff in such action shall not be non-suited, but may make use thereof as an evidence of the quantum of the damages to be recovered.
9 Tenant or person holding over to pay double value: No equitable relief from penalty
9 Tenant or person holding over to pay double value: No equitable relief from penalty
Where any tenant for any term of life, lives, or years, or other person who is in or comes into possession of any lands, tenements, or hereditaments by, from, or under, or by collusion with such tenant, wilfully holds over any lands, tenements, or hereditaments, after the determination of such term, and after demand made and notice in writing given for delivering the possession thereof by his landlord or lessor, or the person to whom the remainder or reversion of such lands, tenements, or hereditaments belongs, or his agent thereunto lawfully authorized, then such person so holding over shall, for and during the time he so holds over or keeps the person entitled out of possession of the said lands, tenements, or hereditaments, as aforesaid, pay to the person so kept out of possession, his executors, administrators, or assigns, at the rate of double the yearly value of the lands, tenements, and hereditaments so detained for so long a time as the same are detained, to be recovered by action; against the recovering of which penalty there shall be no relief in equity.
10 Tenant holding over after giving notice to pay double rent
10 Tenant holding over after giving notice to pay double rent
(1) In case any tenant gives notice of his intention to quit the premises by him held at a time mentioned in such notice and does not accordingly deliver up the possession thereof at the time in such notice contained, then the said tenant, his executors or administrators shall thenceforward pay to the landlord double the rent or sum which he should otherwise have paid; to be levied, sued for, and recovered at the same time and in the same manner as the single rent or sum which could, before the giving of such notice, be levied, sued for, and recovered.
(2) Such double rent or sum shall continue to be paid during all the time such tenant continues in possession as aforesaid.
11 Recovery of rent on death of tenant for life
11 Recovery of rent on death of tenant for life
In case any tenant for life happen to die before or on the day on which any rent was reserved or made payable upon any demise or lease of any lands, tenements, or hereditaments which determined on the death of such tenant for life, then the executors or administrators of such tenant for life may, in an action, recover of and from such under-tenant of such lands, tenements, or hereditaments (if such tenant for life die on the day on which the same was made payable), the whole or, if before such day, then, a proportion of such rent according to the time such tenant for life lived of the last year or quarter of a year or other time in which the said rent was growing due as aforesaid, making all just allowances or a proportionable part thereof respectively.
11A Tenant remaining in possession after notice to determine tenancy
11A Tenant remaining in possession after notice to determine tenancy
[Section 11A Inserted by 7 Geo. VI No. 53, s. 2 ]
(1) Where a tenancy has been determined by written notice by either party to the other and the tenant remains in possession of the demised premises after the expiration of such notice, the acceptance by the landlord of any sum of money as rent from the tenant in respect of the occupation of the demised premises for any period not exceeding 6 months after such expiration shall not of itself constitute evidence of a new tenancy, and shall not operate as a waiver of such notice.
(2) In the absence of any express agreement to the contrary, any sum paid as aforesaid shall be deemed to have been paid by the tenant, and received by the landlord, as mesne profits.
Part III Provisions as to Execution and Seizure by Third Parties
Part III Provisions as to Execution and Seizure by Third Parties
12 Goods on leased premises not to be taken in execution until arrears of rent, not exceeding one year's paid
12 Goods on leased premises not to be taken in execution until arrears of rent, not exceeding one year's paid
No goods or chattels whatsoever lying or being in or upon any messuage lands or tenements which are leased for life, or lives, term of years at will, or otherwise, shall be liable to be taken by virtue of any execution on any pretence, whatsoever, unless the party at whose suit the said execution is sued out before the removal of such goods from off the said premises by virtue of such execution pays to the landlord of the said premises or his bailiff all such sums of money not exceeding or amounting to more than one year's rent as are due for rent for the said premises at the time of the taking of such goods or chattels by virtue of such execution.
13 Rent so paid to be levied with execution
13 Rent so paid to be levied with execution
In case the said arrears exceed one year's rent, then the party at whose suit such execution is sued out paying the said landlord or his bailiff one year's rent may proceed to execute his judgment as he might have done before the commencement of this Act; and the sheriff or other officer is hereby empowered and required to levy and pay to the plaintiff as well the money so paid for rent as the execution money.
14 Certain goods not to be levied on
14 Certain goods not to be levied on
No sheriff or other officer shall by virtue of any process of any court carry off or sell, or dispose of for the purpose of being carried off from any lands let to farm any straw threshed or unthreshed, or any straw of crops growing, chaff, turnips, manure, compost, ashes, or seaweed in any case whatsoever; nor any hay, grass, or grasses, whether natural or artificial, nor any tares or vetches, nor any roots or vegetables being produce of such lands, in any case, where, according to any covenant or written agreement entered into and made for the benefit of the owner or landlord of any farm, such hay, grass, or grasses, tares, or vetches, roots, or vegetables ought not to be taken off or withholden from such lands, or which by the tenor or effect of such covenants or agreements ought to be used or expended thereon, and of which covenants or agreements such sheriff or other officer has received a written notice before he has proceeded to sale.
15 Tenant to give notice to sheriff
15 Tenant to give notice to sheriff
The tenant or occupier of any lands let to farm against whose goods any process of law issues whereby such goods may be taken and sold shall, on having knowledge of such process, give a written notice to the sheriff or other officer executing the same of such covenants or agreements whereof he has knowledge and which may relate to and regulate or are intended to regulate the use and expenditure of the crops or produce grown or growing thereon, and also of the name and residence of the owner or landlord of such land.
16 Sheriff to give notice to owner or landlord and his agent
16 Sheriff to give notice to owner or landlord and his agent
The sheriff or other officer shall forthwith, on executing such process and before any sale has been proceeded in, send a notice by the post to the owner or landlord of such lands in all cases where such owner or landlord is resident in any part of Tasmania and has been made known to and ascertained by such sheriff or other officer and also to the known agent of such owner or landlord in respect of such lands, stating to such owner, landlord, and agent the fact of possession having been taken of any crops or produce hereinbefore mentioned; and such sheriff or other officer shall in all cases of the absence or silence of such owner or landlord or his agent postpone and delay the sale of such crops or produce until the latest day he lawfully can or may appoint for such sale.
17 Power of sheriff to dispose of goods to person agreeing to sue, and expend same according to covenant
17 Power of sheriff to dispose of goods to person agreeing to sue, and expend same according to covenant
Such sheriff or other officer executing such process may dispose of any crops or produce hereinbefore mentioned to any person who agrees in writing with such sheriff or other officer in cases where a covenant or written agreement is shown to use and expend the same on such lands according to such covenant or written agreement; and after such sale or disposal so qualified it shall be lawful for such person to use all such necessary barns, stables, buildings, outhouses, yards, and fields for the purpose of consuming such crops or produce as such sheriff or other officer allots or assigns to him for that purpose, and which such tenant or occupier would have been entitled to and ought to have used for the like purpose on such lands.
18 On breach of agreement, sheriff to assign right of action to landlord
18 On breach of agreement, sheriff to assign right of action to landlord
Such sheriff or other officer shall, on the request of any owner or landlord who is aggrieved by any breach of such agreement, permit such owner or landlord to bring any action in the name of such sheriff or other officer for the recovery of damages in respect of such breach; such landlord or owner having nevertheless fully indemnified such sheriff or other officer against all costs whatsoever and all loss and damage before any such action is commenced.
19 Sheriff, before sale of crops or produce, to inquire as to landlord
19 Sheriff, before sale of crops or produce, to inquire as to landlord
Such sheriff or other officer shall, before any sale of any crops or produce of any lands let to farm is proceeded in, make by all ways and means due inquiry within the district where such lands are situate as to the name and residence of the owner or landlord of such lands.
20 Sheriff not to sell grasses
20 Sheriff not to sell grasses
No sheriff or other officer shall, by virtue of any process whatsoever, sell or dispose of any clover, rye grass, or any artificial grass or grasses whatsoever which are newly sown and growing under any crop of standing corn.
21 Straw, &c., excepted
21 Straw, &c., excepted
The above provisions shall not extend to any straw, turnips, and other articles which the tenant may remove from the farm consistently with some contract in writing.
22 Protection of sheriff, except for wilful breach or omission
22 Protection of sheriff, except for wilful breach or omission
In every case where any action is brought against such sheriff or other officer for any breach of or omission of compliance with the provisions hereinbefore mentioned, no plaintiff shall be entitled to recover any damages against such sheriff or other officer unless it is proved on the trial of such action that such breach or omission was wilful on the part of the sheriff or other officer.
23 Indemnity for sheriff and purchaser
23 Indemnity for sheriff and purchaser
No such sheriff or other officer, nor any deputy, agent, bailiff, or servant of a sheriff or other officer, nor any person who purchases any hay, straw, chaff, turnips, grass or grasses, or other produce and things hereinbefore mentioned under the provisions aforesaid, nor the servant of such person, shall be deemed or taken to be a trespasser, by reason of his coming upon or remaining in possession of any barns or other buildings, yards, or fields, for the purpose of threshing out or consuming any straw, hay, turnips, or
This is an opening excerpt, not the complete document.
