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
- Application cost: $170 + GST (debt recovery)
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:
- Application for Possession Order: $250 + GST
- Warrant of Possession (if tenant doesn't leave after order): $150 + GST
- Tribunal attendance: $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 end of fixed term: 90 days' notice (no-fault)
- Notice must be properly served (in writing, correct form)
Step 2 — Apply to VCAT (if tenant doesn't leave):
- Application cost: $250 + GST
- 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 Warrant: $150 + GST
- 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.