The short answer
Since 1 April 2023, ACT rentals must meet a minimum standard for ceiling insulation: existing insulation of R2 or more, or insulation topped up or installed to R5, in the habitable parts of the home. It's the only minimum housing standard the ACT has so far; there's no rule requiring heating or air conditioning.
Lessors get time to comply. For homes rented continuously since before April 2023, the deadline is 30 November 2026. If your home doesn't comply and no exemption applies, you can apply to ACAT for a rent reduction, compensation or to end the lease.
What the standard requires
The minimum housing standard started on 1 April 2023. Every habitable part of a rental home must have “required ceiling insulation” (Residential Tenancies Regulation, sections 8 and 9). That means:
- ceiling insulation that already had an R-value of 2 or more on 1 April 2023, or
- if there was none, new insulation with an R-value of 5 or more, or
- if there was some, extra insulation so the combined R-value is 5 or more.
Lower-value insulation such as cellulose loose-fill under R2 must be removed first. A licensed electrician has to check the ceiling first and make it safe. For instance, recessed halogen downlights are replaced with insulation-safe LED downlights, and safety switches are added where needed. The insulation must be installed by an approved installer.
When lessors have to comply
How long a lessor has depends on when the home was first rented under the scheme (section 10 of the Regulation):
| Situation | Deadline |
|---|---|
| First lease signed before 1 April 2023, and the home rented continuously since then | 30 November 2026 |
| First lease signed between 1 April 2023 and 30 June 2026, and rented continuously | 9 months after that lease |
| First lease signed on or after 1 December 2026 | 3 months after that lease |
The ACT Government’s guidance says the 9-month period runs for leases signed up to 30 November 2026. The regulation’s wording covers leases up to 30 June 2026. If your first lease was signed between July and November 2026, check your deadline with the Tenancy Advice Service.
Exemptions
A lessor doesn’t have to comply if one of these applies (section 11 of the Regulation):
- insulation can’t be installed for structural reasons
- the home wasn’t continuously rented during the relevant period
- you tell the lessor in writing that you don’t want ceiling insulation installed
- the home is a unit in a building of 2 or more storeys and the ceiling is directly below another unit
- it’s a top-floor unit and the owners corporation confirms in writing that it will arrange the insulation, or refuses permission
- the home is heritage-registered and insulation would significantly harm its heritage significance
- before you signed, the lessor told you in writing that they plan to demolish all or most of the home within 2 years
- the lease is for 12 months or less and you’re the home’s former owner
The $10,000 limit
If complying would cost more than $10,000, the lessor is treated as complying if they do as much as $10,000 covers. They insulate as many “designated rooms” as possible, meaning the rooms people use most, such as bedrooms and living areas. They must keep quotes from an approved installer and a licensed electrician to show this. Government pages call this an exemption; legally it’s a cap on what the lessor has to spend.
How you find out
- In the advertisement. It must say whether the home meets the standard or is exempt (section 11A of the Act).
- Before you sign. The lessor must give you a written statement saying whether the home complies. If it doesn’t, they must give the reason and the date they plan to comply, or the reason for the exemption (section 12).
- During the tenancy. If you ask, the lessor must give you a copy of their compliance records (sections 12 and 19C).
If your home doesn’t comply
Ask your lessor in writing for their compliance records and for the date the work will be done. If the deadline has passed and no exemption applies, you can apply to ACAT for:
- a rent reduction from the day the home failed to comply, for as long as ACAT decides, with no 12-month cap (section 71AAA). Any rent increase while the order is in force is void.
- compensation for loss caused by the failure (section 83)
- an order ending the tenancy (section 46AA)
ACAT can refuse a rent reduction or termination if you didn’t give your lessor reasonable access to do the work. See how ACAT tenancy applications work.
Other minimum standards
Ceiling insulation is the only minimum housing standard in force. The ACT Government consulted in 2024 on further standards, covering ventilation, draught-proofing, mould and damp, and fixed heating and cooling. In June 2025 it said it would review the feedback. Nothing further has been made law as at October 2026.
Common questions
How do I find out if my rental meets the insulation standard?
The rental advertisement must say whether the home complies or is exempt, and before you sign the lessor must give you a written statement about it. During the tenancy you can ask for a copy of the lessor's compliance records, and they must give it to you.
Do I have to let tradespeople in to install insulation?
Your lessor can enter on 1 week's notice to inspect or do the work, if it's reasonable and necessary, and within the usual hours. ACAT can refuse your application for a rent reduction or termination if you didn't give reasonable access. You can tell the lessor in writing that you don't want insulation installed, which creates an exemption, but think carefully: the insulation is for your benefit.
Does the standard apply to apartments?
Often not. A unit in a building of 2 or more storeys is exempt where the ceiling is directly below another unit. A top-floor unit can be exempt if the owners corporation confirms in writing that it will arrange the insulation, or refuses permission.
My heater barely works. Isn't there a heating standard?
Not yet. The ACT Government consulted in 2024 on standards for heating and cooling, draught-proofing and ventilation, but none has been made law as at October 2026. A heater or air conditioner the lessor supplied must still be repaired; a breakdown is an urgent repair.
Sources for this guide (5)
- Residential Tenancies Act 1997 (ACT), Division 2.5 and sections 46AA and 71AAA (republication R84) (ACT Legislation Register)
- Residential Tenancies Regulation 1998 (ACT), Part 3 (republication R16) (ACT Legislation Register)
- Minimum housing standard for ceiling insulation in rental properties (ACT Government)
- The Renting Book, January 2026 (ACT Government)
- Minimum energy efficiency standards (ACT Civil and Administrative Tribunal)
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.