Routine Inspection ACT 2026: Checklist, Notice Requirements & Two-Per-Year Rule

Routine inspections in the ACT are governed by the Residential Tenancies Act 1997 (ACT), primarily through section 71. The Act is administered by Access Canberra, the ACT Government agency responsible for tenancy law, consumer protection, and building regulation. If a dispute arises from an inspection — whether about the lawfulness of the entry or the outcome of the report — it is resolved at the ACT Civil and Administrative Tribunal (ACAT).

The ACT has one of the most tenant-protective tenancy frameworks in Australia, and the routine inspection rules reflect that philosophy. The two-per-year frequency cap is among the strictest in the country, and the requirement that inspections occur within permitted hours and on permitted days is strictly interpreted. An inspection conducted outside these requirements is not a minor compliance lapse — it is an unlawful entry that exposes the agent or landlord to complaints and potential ACAT proceedings.

For property managers who have experience in NSW, Queensland, or Western Australia — where four inspections per year are permitted — the ACT's two-per-year cap is the single most important adjustment to make when managing a Canberra portfolio. Missing it, or scheduling inspections based on another state's rules, creates both legal exposure and tenant relations problems that are avoidable with good systems.

Access Canberra can be reached on 13 22 81 for guidance on routine inspection requirements, and its website (accesscanberra.act.gov.au) provides information sheets for landlords and tenants. When legislation is amended — and the ACT has been an active reform jurisdiction in recent years — Access Canberra publishes updated guidance.

Under section 71 of the Residential Tenancies Act 1997 (ACT), a landlord or property manager may conduct a maximum of 2 routine inspections in any 12-month period. This cap applies from the commencement date of each tenancy agreement — it is not a calendar-year count.

The practical implication is significant: most Australian agencies schedule quarterly inspections (four per year) as their default. In the ACT, that schedule is not permitted. The two-per-year limit means the standard operating pattern is bi-annual: one inspection at around the six-month mark and one at around twelve months, or one near the start of the tenancy and one near the end.

First and last month of the tenancy. Additional inspections may be conducted during the first month of a new tenancy and during the final month before the tenancy ends. These additional inspections do not count toward the two-per-year cap. The first-month inspection serves a similar purpose to a post-entry condition check — confirming the initial state of the property after the tenant has settled in. The final-month inspection allows the agent to identify any issues before the exit condition report and give the tenant an opportunity to remedy them before the end of the lease. Confirm the current application of this provision with Access Canberra before relying on it, as the Act is periodically amended.

Scheduling within the cap. Because you only have two routine inspection opportunities per year, each inspection carries more weight. A well-structured inspection report from each visit creates a continuous condition record across the tenancy. Agencies managing large ACT portfolios should build the two-inspection schedule into their property management software to prevent accidental over-inspection, which is a compliance breach regardless of whether the tenant raises it.

New tenancy resets the count. When a tenancy ends and a new one commences at the same property, the two-inspection count resets for the new tenancy. Unlike Victoria, which prevents any general inspection in the first three months of a new tenancy, ACT has no minimum waiting period — the first routine inspection can be scheduled as soon as the first-month window applies.

A valid routine inspection notice in the ACT must be given at least 7 days before the inspection. The notice must be in writing. A verbal notification, a text message, or a call to the tenant is not sufficient — all of these fail the written notice requirement regardless of how much advance notice is given.

What the notice must include. A valid ACT routine inspection notice should specify: the full address of the rental property; the specific date of the inspection; a proposed time or time window that falls between 8am and 6pm on a weekday or Saturday; the reason for entry (routine inspection or general inspection); and the name and contact details of the person who will be entering.

No prescribed form in the ACT. Unlike Queensland, which requires the RTA's Entry Notice Form 9, the ACT does not prescribe a specific form for routine inspection notices. A clearly written email or letter containing all the required elements satisfies the legislative requirement. This is also different from the statutory tenancy terms notice form that was previously used — check your tenancy agreement template to confirm how notice is to be given.

Delivery methods. Notice can be given by email, post, or hand delivery. For email to constitute valid written notice, the tenancy agreement should record the tenant's email address for notice purposes and include consent to electronic communication. If you are relying on postal delivery, factor in the delivery period — a notice posted on Monday and deemed received on Wednesday does not give 7 days' notice for a Wednesday-the-following-week inspection. Build in a buffer.

Best practice. Deliver notice via your property management platform or by email with a timestamp record. If the notice is later disputed, a timestamped delivery confirmation is far more useful than a claim that you sent it. The 7-day minimum is exactly that — a minimum, not a target. Sending notice 10 days in advance creates a margin that absorbs delivery delays without compromising compliance.

ACT routine inspections must be conducted between 8am and 6pm, Monday to Saturday. Inspections on public holidays are not permitted without the tenant's agreement. There is no statutory equivalent of NSW's restriction on Sunday inspections — Sunday is simply outside the permitted entry hours under the standard terms, which permit Monday to Saturday only.

The permitted window of 8am to 6pm is narrower than some other states. In the Northern Territory, for example, entry is permitted until 9pm. In NSW, inspections can run until 8pm. In the ACT, 6pm is the hard cut-off. A notice specifying a 5:30pm start time is technically valid, but if the inspection runs past 6pm the agent is in breach of the entry requirements for the period after the permitted window closes.

If the tenant and agent mutually agree to an alternative time — including a Sunday, a public holiday, or outside the 8am to 6pm window — that agreement is valid. Document the agreed time in writing before the inspection, because the original notice specified different details and the agreed alternative needs to be on record.

In practice, most ACT routine inspections are conducted on weekday mornings or early afternoons. Canberra's rental market is heavily influenced by the public service, and a significant proportion of tenants work standard business hours — which means mid-week morning inspections tend to encounter unoccupied properties, simplifying the process. Where a tenant specifically requests a Saturday inspection (perhaps to be present themselves), that is workable under the legislation and often improves the inspection relationship.

Because the ACT allows only two routine inspections per year, each inspection needs to be thorough. The following checklist reflects the items most likely to generate maintenance or bond disputes in ACT residential tenancies.

Exterior and grounds. Inspect the condition of the driveway, garden, and lawn. Assess gutters and downpipes from ground level for visible blockages or damage. Check fencing and gate latches for security and function. Note any trees or hedges approaching the boundary or power lines that may require attention.

Entry and hallways. Check walls and ceilings for new cracks, water staining, or mould. Test light switches and confirm overhead lighting functions. Note any marks on painted surfaces near door handles or light switches.

Kitchen. Open the oven and inspect the interior — baked-on grease is a common bond deduction. Check the cooktop, rangehood filter, and dishwasher (if present). Open all cupboards and drawers to check inside and on the hinge side. Inspect benchtop and splashback for chips or burns. Run hot and cold taps and look under the sink for leaks.

Living and dining areas. Check walls and ceilings for marks, cracks, or water damage. Test window locks and confirm sliding doors track correctly. If the property has a reverse cycle unit, turn it on briefly to confirm it operates. Note any staining on carpet or marks on window frames.

Bedrooms. Check walls, ceilings, and floors. Open built-in wardrobe doors and inspect shelving and the interior. Test window locks. In older Canberra properties in particular, note any moisture or condensation patterns on external walls — Canberra's cold winters make condensation and mould issues common in poorly insulated or ventilated rooms.

Bathrooms and laundry. Check tile grout, silicone seals around showers, baths, and vanity units. Inspect the ceiling above wet areas for mould. Run the shower and bath taps to confirm drainage is clear. Test the exhaust fan. Check under the basin for leaks. Confirm the washing machine tap is in good condition and the drain hose is properly connected.

Garage and storage. If the property includes a garage, check that the roller door operates correctly, the floor is free of oil stains (beyond fair wear and tear), and any storage areas are being used appropriately under the lease.

Safety checks are a mandatory component of a thorough ACT routine inspection. Identifying and documenting a safety defect at inspection — and acting on it — protects the landlord, the tenant, and the property manager from liability.

Smoke alarms. Press the test button on every smoke alarm in the property and confirm it sounds. ACT fire safety requirements prescribe smoke alarms complying with Australian Standard AS 3786. Photoelectric alarms are strongly preferred under current best practice. Any alarm that fails to sound must be replaced before leaving the property — not noted for later follow-up. Record the date each alarm was tested and its result in the inspection report. If you are managing an older property where ionisation alarms are still in place, raise the replacement issue with the landlord. See the smoke alarm compliance guide for the full requirements.

Safety switches (RCDs). Check that safety switches are present and labelled on the electrical board. Avoid activating the test button during the inspection unless you have confirmed with the tenant that no sensitive equipment (medical devices, aquariums, home business equipment) will be affected. An absence of safety switches, or a board where the safety switch is visibly faulty or has been bypassed, is an urgent maintenance issue to escalate to the landlord.

Pool or spa barrier (if present). Confirm the pool fence gate is self-closing and self-latching, and that no objects inside or outside the pool enclosure provide a climbable foothold. A non-compliant pool barrier is an urgent safety defect requiring immediate landlord notification. See the pool safety compliance guide for the ACT's current pool barrier requirements.

Ceiling insulation compliance. The ACT's ceiling insulation minimum housing standard has a compliance deadline of 30 November 2026 for existing tenancies. At each routine inspection, confirm the property has been assessed and that insulation work is on track — or that a valid exemption is in place. This is one of the most operationally significant compliance items in the ACT in 2026. See the section below and the ACT minimum standards guide for full detail.

Ceiling insulation is the ACT's only prescribed minimum housing standard under the Residential Tenancies Act 1997 (ACT). The standard commenced on 1 April 2023 and requires rental properties to have ceiling insulation with an R-value of at least R5. Properties with no insulation or insulation below the prescribed R-value must be upgraded.

The compliance deadlines are:

For existing tenancy agreements in force when the standard commenced: the landlord must ensure the property complies by 30 November 2026.

For new tenancy agreements entered into after the standard commenced: the landlord must ensure compliance within nine months of signing the new agreement.

If the cost of new insulation exceeds $10,000 for the entire property, the landlord must install insulation to the value of $10,000, prioritising rooms where tenants spend the most time — living areas and bedrooms first.

At routine inspections conducted before the 30 November 2026 deadline, property managers should confirm the status of ceiling insulation compliance. If the landlord has not yet arranged an assessment or installation quote, use the inspection as a prompt to raise it. If the tenancy is one of the last in the portfolio to reach the deadline, time pressure is real — insulation contractors in Canberra have been heavily booked as the deadline approaches.

For the complete ceiling insulation requirements, exemption criteria, and record-keeping obligations, see the ACT minimum standards guide.

A tenant who has received a valid routine inspection notice under the Residential Tenancies Act 1997 (ACT) does not have a legal right to refuse entry. The tenant does not need to be present, and they cannot instruct the agent not to enter where notice is valid and the inspection falls within the permitted hours and frequency.

If the tenant is not home. Enter using the landlord's or agency's key. Conduct the inspection as you normally would. Note in the report that the tenant was not present.

If the tenant physically prevents entry. Do not force entry. Note the attempted inspection in a timestamped record immediately after the event. Email the landlord explaining that entry was prevented. Consider writing to the tenant confirming the valid notice and the lawful entitlement to entry, and noting that you will reschedule.

Repeated refusal or obstruction. If a pattern of prevented access develops, apply to ACAT for an order permitting entry. The process involves filing an application, paying the application fee, and attending a hearing where both parties may present submissions. ACAT can make an order compelling the tenant to allow entry and may impose conditions. Repeated interference with lawful entry is a breach of the tenancy agreement and can, in serious cases, support an application for termination.

What not to do. Never force entry. Never enter a property where the tenant has physically secured the doors against your entry, even where your notice was valid. Forced entry creates a separate exposure under the Act that is more serious than a missed inspection.

Access Canberra (13 22 81) can advise on the appropriate escalation pathway for unusual refusal situations before you proceed to a formal ACAT application.

Because the ACT allows only two routine inspections per year, each report carries greater evidentiary weight than in states where quarterly inspections are the norm. A thorough, well-structured report from each of your two annual visits creates a continuous condition record that is valuable for both the landlord and for any future ACAT proceeding.

Structure. Use a consistent format: an overall summary, then a room-by-room breakdown with a condition status for each item (satisfactory, requires attention, urgent), supported by photos and specific notes for anything requiring follow-up.

Be specific. "Bathroom: satisfactory. Silicone around shower base: showing initial separation at south corner — monitor at next inspection." This is far more useful than "Bathroom: generally fine." The specific description creates a dated record of when a condition was first noted and how it progressed.

Photos attached to specific items. The inspection report is the place where photos earn their evidentiary value — as long as they are attached to a specific item in a specific room with a timestamp. A folder of 40 unnamed photos from a property inspection has limited utility at ACAT. Photos correctly linked to the room and item they document tell a clear story.

Send within 24 hours. Send the landlord report promptly after the inspection. If you identified any maintenance issues requiring the landlord's instructions, or any tenant compliance matters requiring follow-up, address those the same day.

Retain the report indefinitely. In the ACT, inspection reports may be relevant in an ACAT proceeding that commences months after the tenancy ended. Digital storage with automatic backup is the most reliable retention method. A routine inspection report that cannot be located when needed is as useful as one that was never written.

The ACT Civil and Administrative Tribunal (ACAT) considers routine inspection reports as evidence in a range of tenancy disputes — not just bond claims at the end of the tenancy. Understanding how ACAT uses this evidence helps property managers build inspection records that genuinely protect the landlord's position.

Establishing when a condition first appeared. If a tenant disputes responsibility for damage at the end of a tenancy, the routine inspection reports are the contemporaneous record of when that condition first appeared, or whether it was documented during the tenancy. A report from six months ago that notes "no damage" in the relevant room is a meaningful counterpoint to a tenant's claim that damage pre-existed the tenancy.

Supporting breach notices. If a breach notice was issued during the tenancy — for an unauthorised pet, failure to maintain the garden, or damage to the property — the routine inspection report that prompted it is a core part of the evidence supporting the notice. A breach notice without a corresponding inspection report has weaker evidentiary grounding.

Demonstrating management due diligence. A property manager who conducted regular, compliant routine inspections, communicated promptly with both the landlord and tenant about issues identified, and retained complete records throughout the tenancy is in a much stronger position at ACAT than one who cannot demonstrate a consistent inspection history. The documentation supports the agency's professional conduct as well as the landlord's claim.

Addressing the two-inspection limit. At ACAT, an opposing party may query whether inspections were conducted lawfully — particularly in a dispute involving a portfolio managed across multiple states where different inspection frequencies apply. Being able to demonstrate that your ACT inspections complied with the two-per-year cap (with evidence of valid notice each time) pre-empts challenges to the admissibility of your inspection records.

Property managers who have primarily worked in NSW, Queensland, or Western Australia will find several ACT-specific rules that require deliberate process changes.

Two inspections per year, not four. The most impactful adjustment. NSW, WA, and SA allow four routine inspections per year. The ACT allows two. Build this into your scheduling system before managing any ACT property — defaulting to a quarterly template will put you in breach on the third inspection.

No prescribed notice form. Queensland property managers are accustomed to the RTA Entry Notice Form 9 as a mandatory requirement. The ACT has no equivalent — a written notice containing the required elements is sufficient. This means more flexibility but also a higher risk of serving a notice that is missing a required element. Build a compliant notice template and stick to it.

8am to 6pm, not 8am to 8pm. NSW inspections can run until 8pm; ACT inspections must conclude by 6pm. An afternoon inspection that starts at 5pm is cutting it very close. Schedule ACT inspections to finish by 5:30pm to ensure you are out of the property within the permitted window.

ACAT, not NCAT or QCAT. Dispute escalation in the ACT goes to the ACT Civil and Administrative Tribunal. The process and timeframes differ from NSW's NCAT and Queensland's QCAT. Familiarise yourself with the ACAT process and application requirements before you need them. Access Canberra provides guidance on ACAT procedures.

Ceiling insulation deadline. Unlike other states, the ACT has a specific minimum housing standard for ceiling insulation with a hard compliance deadline of 30 November 2026. If you are onboarding ACT properties for the first time, confirm the insulation status of each property as part of your onboarding process — not at the first routine inspection six months later.

For a full picture of ACT tenancy compliance, see also the ACT condition report requirements, ACT bond dispute guide, and ACT rental law changes.