Compliance

VCAT Guide for Landlords — Disputes, Evictions & Bond Claims (2026)

By Yan Zhu· Co-Founder & Chief Data OfficerPublished 2026-01-21 · Updated 2026-08-17

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When to Use VCAT

VCAT (Victorian Civil and Administrative Tribunal) is the dispute resolution body for rental matters in Victoria. As a landlord, you may need VCAT for:

Rent arrears:

Tenant hasn't paid rent for 14+ days
You've issued a Notice to Vacate and tenant hasn't complied
VCAT application fees are set by regulation and updated on 1 July each year — see the VCAT fees page for current amounts (debt recovery application)

Property damage:

Tenant has caused damage beyond normal wear and tear
Bond doesn't cover the full cost of repairs
Application for compensation order

Lease breach:

Tenant violating lease terms (unauthorised occupants, illegal activity, property misuse)
Notice to comply has been ignored

Eviction:

Possession Order and Warrant of Possession applications: VCAT application fees are set by regulation and updated on 1 July each year — see the VCAT fees page for current amounts
Tribunal attendance on your behalf: $200 + GST per hearing

Bond disputes:

Landlord and tenant disagree on bond deductions at end of tenancy
VCAT determines how the bond is split

Timeline: VCAT hearings typically take 4–6 weeks from application to hearing date.

How We Handle VCAT for You

Our team manages the entire VCAT process on your behalf:

Preparation (critical for success):

Comprehensive evidence collection — photos, maintenance records, communication logs
Condition report comparison (entry vs exit)
Financial records — rent ledger showing arrears history
Written timeline of events and notices served
Witness statements from our inspection team

Representation:

Our licensed property managers attend VCAT hearings on your behalf
Local Melbourne team member (Madura or Lucas) presents the case
You do not need to attend unless specifically requested by the tribunal

Our VCAT track record:

Thorough documentation means strong evidence for every case
Routine inspections (every 12 months) provide baseline condition proof
Digital records system ensures nothing is lost or misplaced
Pre-hearing preparation includes reviewing comparable VCAT decisions

Cost to you:

VCAT application fees: Passed through at cost
Tribunal attendance: $200 + GST per hearing
No hidden charges — all fees disclosed upfront

Alternative to VCAT: For minor disputes, we often resolve issues through direct negotiation with the tenant. This is faster and cheaper than VCAT. We only escalate to VCAT when negotiation fails or the tenant is uncooperative.

Eviction Process — Step by Step

Evicting a tenant in Victoria follows a strict legal process. Shortcuts can invalidate the entire process.

Step 1 — Issue Notice to Vacate:

For rent arrears: 14 days' notice (after 14+ days unpaid)
For lease breach: 14 days' notice (after Notice to Comply has been ignored)
For the no-fault grounds (sale with vacant possession, owner or family moving in, demolition or major repair): 90 days' notice, increased from 60 on 25 November 2025
There is no end-of-fixed-term ground: ss 91ZZD and 91ZZDA were repealed on 25 November 2025, so a fixed term that ends simply becomes a periodic tenancy
Notice must be properly served (in writing, correct form)

Step 2 — Apply to VCAT (if tenant doesn't leave):

VCAT application fees are set by regulation and updated on 1 July each year — see the VCAT fees page for current amounts
Wait for hearing date: typically 4–6 weeks
Prepare evidence package

Step 3 — VCAT Hearing:

Present evidence and timeline
Tribunal makes a Possession Order (if case is upheld)
Tenant is given a specific date to vacate

Step 4 — Warrant of Possession (if tenant still doesn't leave):

Apply for a Warrant of Possession (fee per the current VCAT schedule)
Police-assisted eviction scheduled
Locks changed on the day

Daily penalty for tenant holdover: If a tenant remains past the ordered vacate date, daily penalties of approximately $183–$187/day may apply (calculated at 12–15% p.a.).

Total timeline: From first missed rent payment to physical eviction can take 8–16 weeks. This is why tenant screening is so important — preventing a bad tenancy is far cheaper than evicting one.

Our approach: We serve notices promptly, document everything meticulously, and escalate to VCAT without delay when needed. Early action typically resolves issues faster and reduces total losses.

Common questions

When should a landlord use VCAT?

Rent arrears past 14 days where a Notice to Vacate has not been complied with, damage beyond what the bond covers, lease breaches that continue after a notice to comply, possession and eviction matters, and bond disputes at end of tenancy. For minor disputes, direct negotiation is usually faster and cheaper — VCAT is the escalation, not the default.

How long does VCAT take?

Typically 4-6 weeks from application to hearing date. A full eviction — from first missed rent payment through Notice to Vacate, hearing, Possession Order and Warrant of Possession — can take 8-16 weeks, which is why tenant screening at intake matters more than any tribunal tactic.

What does VCAT cost a landlord?

Application fees are set by regulation and updated each 1 July — check the current schedule on the VCAT fees page; they are passed through at cost. Tribunal attendance on your behalf is $200 + GST per hearing, with no hidden charges.

Do I have to attend the hearing myself?

No — licensed property managers attend VCAT on your behalf and present the case, and you are only needed if the tribunal specifically requests it. The preparation is the real work: evidence collection, condition report comparison, rent ledger, a written timeline and witness statements from the inspection team.

Is there still an end-of-fixed-term eviction ground?

No. Sections 91ZZD and 91ZZDA were repealed on 25 November 2025, so a fixed term that ends simply becomes a periodic tenancy. The no-fault grounds — sale with vacant possession, owner or family moving in, demolition or major repair — now require 90 days' notice, increased from 60 on the same date.

What evidence decides a VCAT case?

Photos, entry and exit condition reports, the rent ledger showing arrears history, a written timeline of events and notices served, and witness statements. Routine inspections every 12 months provide the baseline condition proof, and digital records mean nothing is lost between the event and the hearing.

What happens if the tenant still does not leave after a Possession Order?

A Warrant of Possession is obtained and a police-assisted eviction is scheduled, with locks changed on the day. Daily penalties of roughly $183-$187 may apply for holdover past the ordered vacate date.

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