ACT Landlord Notice Periods by Ground: Complete Table
Notice Periods Under the Residential Tenancies Act 1997
Every lawful termination ground in the ACT carries its own minimum notice period. Using the wrong period — even by a single day — invalidates the notice. This table covers every ground available to landlords as of October 2026, after the abolition of no-cause evictions on 1 April 2023.
The Complete Notice Periods Table
| Ground | Minimum notice | Tenancy type | Key evidence |
|---|---|---|---|
| Owner or family move-in | 8 weeks (56 days) | Periodic only | Statutory declaration of intent to reside ≥ 6 months |
| Property sale (contract executed) | 8 weeks (56 days) | Periodic only | Unconditional contract of sale requiring vacant possession |
| Employment posting back to ACT | 8 weeks (56 days) | Periodic and fixed-term (if clause in lease) | Formal employer posting letter |
| Substantial renovation or reconstruction | 12 weeks (84 days) | Periodic only | Development Approval or Building Approval |
| Demolition or change of use | 12 weeks (84 days) | Periodic only | Approved demolition permit or planning change of use decision |
| Rent arrears (after notice to remedy) | 14 days remedy + 14 days vacate | Periodic and fixed-term | Rent ledger, bank statements, copy of notice to remedy |
| Non-rent breach (after notice to remedy) | 14 days remedy + 14 days vacate | Periodic and fixed-term | Inspection reports, photographs, breach notices |
| Unsafe or uninhabitable premises | 1 week (7 days) | Periodic and fixed-term | Emergency services or building inspector report |
| Successor in title (mortgagee/inheritor) | 8 weeks (56 days) | Periodic and fixed-term | Foreclosure order, probate deed, or title succession document |
| Employment-linked accommodation ended | Direct ACAT application | Periodic and fixed-term | Proof of employment termination |
Grounds That Skip the Notice Entirely
Three grounds do not require a notice to vacate — the landlord applies directly to ACAT:
| Ground | Pathway | Evidence |
|---|---|---|
| Intentional serious damage or injury (s 51) | Direct ACAT application | Police reports, photographs, witness statements |
| Threats, harassment, or intimidation (s 51A) | Direct ACAT application (14-day written warning required first, 21-day wait) | CCTV, police report numbers, written correspondence |
| False or misleading tenancy application (s 52) | Direct ACAT application | Original application form, verified conflicting records |
| Rent arrears payment order breach (s 49B) | Direct ACAT application | ACAT payment order, ledger proving non-compliance |
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How to Count the Days
The notice period starts the day after the notice is served or deemed received. It does not include the day of service.
If serving by post, add delivery days before the notice period count begins:
- Standard post within the ACT: 4 business days
- Priority or registered post: 2 business days
- Personal delivery or email (with written consent): no extra days
If the calculated expiry date falls on a weekend or ACT public holiday, it rolls to the next business day under section 151 of the Legislation Act 2001.
Breach Grounds Have Two Notice Periods
For rent arrears and non-rent breaches, the process is sequential: the notice to remedy (14 days) must expire first, and only then can you serve the notice to vacate (another 14 days). You cannot combine them into one notice or overlap the periods. The total minimum timeline from first notice to ACAT eligibility is at least 29 days — 14 days remedy, then 14 days vacate, then the next day you can file.
The Renovation and Demolition Bar
The 12-week (84-day) notice period for renovation and demolition is the longest in the ACT. The works must be substantial enough that the property is genuinely uninhabitable during execution — a fresh coat of paint or new carpet does not qualify. Planning approvals must be in hand before you serve the notice.
For detailed date calculation examples and the compliance preconditions you must meet before serving any notice, the ACT Ending a Tenancy guide covers each ground with worked timelines.
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