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Free tenancy advice and the tribunal

ACAT tenancy disputes: how the tribunal works for renters

What ACAT can do, what it costs, how conferences and hearings work, and what to do if you can't attend or disagree with a decision.

Checked against ACT law

The short answer

The ACT Civil and Administrative Tribunal (ACAT) decides disputes between tenants and lessors: repairs, rent increases, bonds, pets, modifications, ending a lease and more, for claims up to $25,000.

For an individual, the fee is $93 for disputes of $3,000 or less (or no money claimed), $195 for $3,000 to $15,000 and $707 above that (from 1 July 2026). Primary holders of a Health Care Card, Low Income Health Care Card or Pensioner Concession Card are exempt, and the fee can be waived for hardship. Most disputes go to a conference within about 3 to 4 weeks; termination cases go straight to a hearing, usually within about 14 days.

What ACAT can decide

ACAT hears rental disputes under the Residential Tenancies Act. Its case types include:

  • repairs, compensation and damage
  • rent increases
  • rental bond disputes
  • ending a lease or occupancy agreement, and eviction
  • pets and modifications
  • co-tenancies and occupancies
  • asbestos and minimum energy efficiency standards
  • access to the home, and breaches of the lease

It can order a party to comply with the lease, pay compensation, reduce rent, pay rent into the tribunal, end a tenancy, or make “any other order the ACAT considers appropriate” (section 83). Its limit for money or work is $25,000 (section 76).

Fees and exemptions (from 1 July 2026)

Application by an individual Fee
Dispute of $3,000 or less, or no amount in dispute $93
Dispute between $3,000 and $15,000 $195
Dispute over $15,000 $707
Any other application $93
Appeal within ACAT $707
Setting aside an order made while you were absent No fee

Fees change each 1 July. If an application covers more than one of these, the higher fee applies.

You don’t pay if you’re the primary holder of a Health Care Card, Low Income Health Care Card or Pensioner Concession Card (Services Australia), or a DVA Pensioner Concession Card. You also don’t pay if Legal Aid ACT, the Aboriginal Legal Service (NSW/ACT), Canberra Community Law, CARE Consumer Law or the Women’s Legal Centre represents you. Fill in ACAT’s request for exemption form and include a copy of your card.

If paying would cause hardship, you can ask for the fee to be waived, reduced or deferred. The Registrar decides, looking at your income, expenses and assets.

How to apply

  1. Try to sort it out in writing first and keep copies; ACAT will want to see what happened.
  2. Use the right form. Most tenancy disputes use the “application for resolution of a tenancy dispute”. Forms are on each case-type page on the ACAT website.
  3. Watch deadlines. For instance, to challenge a rent increase you must apply at least 2 weeks before it starts; to challenge a termination notice as retaliation you must apply before the notice period ends.
  4. Copy the other party on anything you send ACAT.

Urgent applications

If your case is urgent, use the “application for interim or other orders” form to tell ACAT why. ACAT lists situations such as a threat of injury or damage, a risk to health and safety, or severe personal or financial hardship if it isn’t dealt with quickly. If needed, an urgent hearing is usually listed within 1 to 7 working days. If you don’t attend, your application may be dismissed.

Conferences

Most disputes start with a conference. ACAT describes it as an informal, private meeting of about an hour with a convenor (an ACAT Member or Registrar). The convenor helps you try to reach agreement but can’t decide the case. If you agree, the convenor can make orders on the day. If you don’t, the case goes to a hearing before a different Member.

Hearings

At a hearing, each side gives evidence and can ask the other questions. The applicant goes first. Most hearings are open to the public. The decision is given at the end or later.

Get your evidence in on time: ACAT says a Member may not consider documents provided after the deadline in the directions, and you can’t add evidence after the hearing ends. Useful evidence includes the condition report, photos, emails and texts, receipts and quotes, and a timeline of events. Number your pages and label your photos.

If you can’t attend

  • Ask for an adjournment at least 5 days before, with reasons and evidence such as a medical certificate. Ask the other party’s view first. Adjournments are granted sparingly, and your case isn’t adjourned unless ACAT tells you so.
  • If an order was made while you were absent, apply as soon as possible to have it set aside, using the interim or other orders form. There’s no fee.

Reasons and appeals

  • You can ask for a written statement of reasons within 14 days after an order, by emailing tribunal@act.gov.au with your name, case name and case number.
  • You can appeal to ACAT’s Appeal Tribunal within 28 days of the decision. Asking for reasons doesn’t extend that time, and an appeal doesn’t automatically stop the original order.

Contact ACAT

  • Phone: (02) 6207 1740 (option 2 for rental disputes), weekdays 9am to 4.30pm
  • Email: tribunal@act.gov.au
  • In person: Allara House, 15 Constitution Avenue, Canberra City

ACAT can arrange an interpreter at no cost if you ask at least 5 days before you attend. ACAT staff can’t give legal advice; for that, see free tenancy advice in the ACT.

Common questions

Do I need a lawyer at ACAT?

No. Most tenants represent themselves. Free duty lawyers are available at the tribunal on set days, and the Tenancy Advice Service can advise you beforehand and sometimes represent you. See free tenancy advice in the ACT.

Can I attend by video or phone?

Yes. ACAT says you can attend remotely or in person unless the tribunal orders otherwise, and it prefers audio-visual link to phone. Ask at least 5 days before if you want to change how you attend.

My bond is in dispute. Do I apply to ACAT myself?

Usually not. If you and your lessor disagree about how the bond should be paid out, ACT Rental Bonds refers the dispute to ACAT. The lessor must give you a list of their claims at least 7 days before the conference.

How long does a case take?

ACAT says the average rental property dispute takes 62 days to complete. Termination applications and co-tenancy disputes are usually heard in about 14 days; other disputes usually go to a conference within 3 to 4 weeks.

Sources for this guide (9)
  1. Rental property disputes (case types and before you apply) (ACT Civil and Administrative Tribunal)
  2. ACAT fees (new fees from 1 July 2026) (ACT Civil and Administrative Tribunal)
  3. Urgent hearings (ACT Civil and Administrative Tribunal)
  4. Conferences (ACT Civil and Administrative Tribunal)
  5. Final hearings (ACT Civil and Administrative Tribunal)
  6. Missed a conference or hearing (ACT Civil and Administrative Tribunal)
  7. Statement of reasons for decision (ACT Civil and Administrative Tribunal)
  8. Appeal an ACAT decision (ACT Civil and Administrative Tribunal)
  9. Residential Tenancies Act 1997 (ACT), sections 76 and 83 (republication R84) (ACT Legislation Register)

This guide is general information about ACT renting law as at the date above. It isn't legal advice. Laws and notices change and details matter, so check your own situation with a free advice service before you rely on it.

Free tenancy advice in the ACT: who to contactThe free services that advise ACT renters on their own situation, who each one helps, and how to reach them.Getting repairs done in an ACT rentalWhat counts as an urgent repair, how long your lessor has, what you can arrange yourself, and what to do if repairs aren't done.Rent increases in the ACT: how often, how much, and how to challenge oneThe 12-month rule, 8 weeks' notice, the prescribed amount tied to Canberra rents, renewals, and asking ACAT to review an increase.