Rooming houses
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This information is a guide and should not be used as a substitute for professional legal advice.
We are currently updating our website to include changes to rental laws that started on 25 November 2025. See our overview of these changes.
Summary
A rooming house is a building or an apartment where one or more rooms are available to rent, and the total number of occupants is 4 or more people. People renting in a rooming house are called residents. Rooming house residents sometimes share rooms and often share facilities such as kitchens and bathrooms.
Rooming houses are different from other share houses as a rooming house operator manages the property and can decide who moves in without needing permission from the other residents. The rooming house operator usually has individual agreements with each resident, including individual arrangements for paying rent. The rooming house operator may or may not live at the property. If they live there, or if they have a family member or employee living there, they are not counted in the total number of residents.
If you rent a room, or shared room, in a property like this, you are a rooming house resident.
If a hotel or motel has been your main or only home for at least 60 days in a row, you may also be considered a rooming house resident.
If you are unsure whether your living situation is a rooming house, or you need help understanding your rights, see the information on this page about getting help.
Rooming house licences and registration
Rooming house operators are legally required to be licensed, and rooming houses must be registered with the local council.
You can check on the Consumer Affairs Victoria website whether a rooming house operator has a licence and whether their rooming house is registered:
Rooming house operators must display their licence in a prominent place at the front entrance of the rooming house. It is an offence if they do not display it.
If your rooming house operator is not licensed or the rooming house you are living in is not registered, you have done nothing wrong and cannot get into trouble. Your rental rights still apply. But there is the possibility that the rooming house operator will not be able to continue and the rooming house may be closed down. If you have to move out because the rooming house operator has failed to follow the rental laws, you may be entitled to compensation.
You can report unlicensed rooming house operators to Consumer Affairs Victoria and unregistered rooming houses to your local council. See the information on this page about making a complaint.
Rooming house operators often appoint managers to handle the day-to-day management of the rooming house on their behalf.
Rooming house managers must be authorised by the Business Licensing Authority, which operates independently but works alongside Consumer Affairs Victoria. This means that anyone acting on behalf of the rooming house operator must be authorised as a ‘fit and proper’ person to manage a rooming house – they cannot simply be a resident or someone else who is unqualified.
It is against the law for a rooming house operator to appoint a manager who is not authorised as a ‘fit and proper’ person to manage the rooming house.
Self-contained apartments in rooming houses
Some rooming houses have self-contained apartments as well as ordinary rooms. A self-contained apartment has its own kitchen, bathroom and toilet facilities for the private use of the person renting the apartment.
For every self-contained apartment in a rooming house, there must be at least 3 ordinary rooms in the rooming house for the apartment to be rented out under a rooming house agreement. If there are fewer than 3 ordinary rooms in the rooming house, the self-contained apartment should be rented out under a private rental agreement rather than a rooming house agreement.
For example, if there are 4 ordinary rooms and 2 self-contained apartments, then there are fewer than 3 ordinary rooms per self-contained apartment, so the apartments will need to be rented out as private rentals. Find out more on our page about private rentals.
Moving into a rooming house
Before you become a resident of a rooming house, it is important to know your rights, including what the rooming house operator is not allowed to ask you, what information they must give you, and what they cannot include in a rooming house agreement.
Applying to become a resident
When you apply to live in a rooming house, there are certain things the rooming house operator must tell you before you move in. There are also limits on what they can ask you.
The rooming house operator can only use the personal information you give them to assess your suitability as a resident or for a legitimate reason under Victoria’s rental laws, the Residential Tenancies Act 1997. They cannot, for example, sell your contact details or use them to send you promotional material.
There are certain things the rooming house operator must tell you when you apply to live in a rooming house. These include:
- Whether they have a licence to operate a rooming house
- Whether the rooming house is registered
- If there have been any issues with mould and damp at the rooming house in the past 3 years
- If they are aware of any drug contamination at the rooming house
The Consumer Affairs Victoria website has the full list of things the rooming house operator needs to tell you.
The rooming house operator cannot ask you:
- If you have had any disputes with previous rental providers (such as landlords, rooming house operators and caravan park owners)
- About your bond history
- For credit card or bank statements that show your daily transactions
- About your income, until they have told you the price of the room (this does not apply if the rooming house operator is Homes Victoria or a community housing provider)
- About certain personal attributes (characteristics) including age, race, religion, disability, employment activity and gender identity. Personal attributes such as these are protected by law and it is illegal for rooming house operators to discriminate against you because of them. Find out more on this page about discrimination. If a rooming house operator asks you about any personal attribute that is protected by law, they must put the reason they are requesting the information in writing
It is unlawful for a rooming house operator to discriminate against you. For example, they cannot refuse you accommodation on the basis of personal attributes such as age, race, religion, disability, employment activity and gender identity.
You can see a longer list of personal attributes protected by law in Consumer Affairs Victoria’s Statement of information for rooming house applicants [Word]. Rooming house operators must include the information in this statement in all rooming house application forms.
If you think you have been discriminated against, you can report it to the Victorian Equal Opportunity and Human Rights Commission. Find out more on our page about reporting discrimination.
Rooming house agreements
A rooming house agreement is an agreement between you and the rooming house operator about what each of you will do, or not do, while you are living at the rooming house.
Your agreement could be for a fixed term, such as for 12 months, or periodic, such as week to week, with no set end date. Fixed-term agreements must be in writing. Periodic agreements can be verbal or in writing. A written agreement is better as it is easier to prove what was agreed.
If your agreement is verbal, or only partly in writing, and you want a written agreement, you can apply to the Victorian Civil and Administrative Tribunal (VCAT) for an order that says the rooming house operator must enter into a written agreement with you. You will need to show VCAT that the property is a rooming house and you have evidence of the terms of your agreement. VCAT is similar to a court and hears many disputes between renters and landlords (such as rooming house operators), who must follow its decisions. Our website has more information about going to VCAT.
If you want legal advice about a rooming house agreement, this page says where you can get help.
If you have a fixed-term agreement with the rooming house operator, it must be in writing and on the official Consumer Affairs Victoria form: Rooming house agreement form [Word].
Your rooming house agreement cannot be on any other type of form, such as the form used for renting a house or an apartment, unless you are renting a self-contained apartment.
If you are renting a self-contained apartment, the rooming house operator can offer you either a rooming house agreement or a residential rental agreement, which is the type of agreement used for renting a house or an apartment. See more on this page about self-contained apartments in rooming houses.
From 29 March 2021, certain terms are prohibited (banned) from new rooming house agreements. For example, the rooming house operator cannot:
- Force you to pay rent in a way that attracts fees (other than regular bank fees on your account)
- Ask you to pay extra rent or penalties if you break a rule in the agreement
- Say that if you don’t break the rules in the agreement, you may receive a rent reduction or other benefit
- Unreasonably limit your use of utilities, such as saying you must not use your heater after a certain time
Our page about rental agreements (leases) has the full list of prohibited terms. Note that this page is written for private rentals, but the list of prohibited terms also applies to rooming houses.
If the rooming house operator includes a prohibited term in your agreement, they cannot enforce it. If they refuse to remove a prohibited term, you can apply to VCAT for an order that says they must vary or remove it. Our website has more information about going to VCAT.
It is against the law for a rooming house operator, or you, to include a prohibited term in a rooming house agreement. To report the offence to Consumer Affairs Victoria, see the information on this page about making a complaint.
If you enter into a written agreement with the rooming house operator, make sure they give you a copy of the agreement.
Before you move in, the rooming house operator must also give you:
- A notice saying whether you will be renting a room to yourself (an ‘exclusive occupancy right’) or sharing a room with others (a ‘shared room right’). See more on this page about sharing a room
- Written information about any extra amounts you will be charged if extra services are provided, such as meals, linen, or room cleaning
Either on or before your move-in date, they are also required to give you:
- The Consumer Affairs Victoria statement of your rights and duties as a resident [Word] – they must also display this in your room
- A copy of any house rules – they must also display these in your room. Find out more on this page about house rules
- An electronic copy, or 2 paper copies, of a completed condition report, signed by the rooming house operator or their agent. See more on this page about condition reports
- The rooming house operator’s full name and phone number (or their agent’s), and an address where you can send notices and documents
- An emergency contact number in case urgent repairs are needed – and, if there is an agent, whether the agent can approve urgent repairs and the amount they can approve
The rooming house operator has a legal duty to give you these things. If you don’t receive them, you can report the rooming house operator to Consumer Affairs Victoria. See the information on this page about making a complaint.
The condition report says what your room was like when you moved in. The rooming house operator must give you the condition report either on or before the day you move in, as an electronic copy or 2 paper copies.
You have 5 business days from your move-in date to add comments and return the condition report to the rooming house operator. Be sure to inspect your room carefully, take photos and videos, and add your comments to the report. A detailed condition report can help you dispute any claims from the rooming house operator about cleaning or damage when you move out.
Sign your completed condition report and return a copy to the rooming house operator. Make sure you safely store your own copy of the signed condition report and any photos or videos you have taken. You may need these records months, or even years, later.
It is a legal requirement for the rooming house operator to give you a condition report before you move in. If they don’t, you can report them to Consumer Affairs Victoria. See the information on this page about making a complaint.
You can also find out more on our page about condition reports.
If you have signed a rooming house agreement, the rooming house operator can ask you to pay a bond before you move in. A bond is like a security payment in case there is disagreement when you move out over something like unpaid rent, cleaning or damage.
The rooming house operator cannot ask you to pay a bond worth more than:
- 28 days rent if you have a fixed-term rooming house agreement
- 14 days rent in all other cases
If you are asked to pay a bond but cannot afford it, you may be able to get an interest-free bond loan from the Victorian Government.
Find out more about paying the bond, including how to apply for a bond loan, on our page about bonds.
Rent and utility charges
There are rules about rent in rooming houses, and about who pays for utilities like water, electricity and gas.
Paying rent
When you move into a rooming house, the rooming house operator may ask you to pay rent in advance. The most you can be asked to pay in advance is 14 days rent.
Make sure you get a written receipt whenever you pay the rooming house operator any money.
The rooming house operator must allow you to pay rent in a way that does not involve extra charges (other than routine bank fees on your account), such as by electronic funds transfer (EFT) or Centrepay (if you receive Centrelink payments).
If you pay your rent through Centrepay, make sure you update this before you move out, so you don’t pay more rent than you need to. The rooming house operator should refund you any overpaid rent. If they don’t, you can apply to Rental Dispute Resolution Victoria (RDRV). Find out more on our page about claiming compensation.
If the rooming house operator wants you to pay more than 14 days rent in advance, pressures you to pay rent in a way that costs you extra in fees, or refuses to give you a receipt, you can report them to Consumer Affairs Victoria. See the information on this page about making a complaint.
The rooming house operator can only increase your rent once every 12 months. They must give you 90 days written notice and let you know using the official Consumer Affairs Victoria form: Notice of proposed rent increase to renter of rented premises [Word].
If you think a rent increase is unreasonable, or if the rooming house operator does not give you the correct amount of notice or use the official form, you can challenge it.
If you want advice about challenging a rent increase, this page says where you can get help.
You can also find out more on our page about rent increases.
If part of your rent has been going towards extra services, like sheets and towels or room cleaning, and you are no longer getting those services, or they have been reduced, the rooming house operator must reduce your rent.
For more on getting a rent reduction for reduced services, see our page about claiming compensation.
If you are in a shared room and the rooming house operator wants to increase the number of people who can share your room, they must reduce your rent.
They must also get your permission before increasing the number of people allowed to occupy your room. You do not have to agree to the increase.
Find out more on this page about sharing a room.
If you are 7 days or more overdue in rent, the rooming house operator can give you a 2-day ‘notice to vacate’. A notice to vacate is a written request that you move out. Rooming house operators must use the official ‘notice to vacate’ form from Consumer Affairs Victoria.
Getting a notice to vacate doesn’t always mean you have to move out. The best first step is usually to talk to the rooming house operator about how you can catch up on the payments. If you agree to anything, get it in writing.
If the rooming house operator doesn’t cooperate, and you don’t leave by the date they ask, they cannot lock you out or evict you. This would be illegal. If you don’t move out, they can apply to VCAT for a ‘possession order’. You can go to the VCAT hearing and tell your side of the story. If you can show that you will be able to catch up on the overdue rent over a reasonable period of time, VCAT may place you on a payment plan rather than order that you move out.
Find out more on our page about notices to vacate and eviction.
Utility charges
The rooming house operator can only charge you for water, electricity or gas if your room has a separate meter installed or approved by the utility company. The separate meter measures how much you use, and you pay for that amount. If your room has a separate meter, the rooming house operator cannot charge you more than they are paying the utility company.
If your room does not have a separate meter, or if you are in a shared room, the rooming house operator must pay the utility costs.
If your room has its own heating or cooling appliances, but not a separate meter, the rooming house operator cannot charge you for using those appliances. They are also not allowed to limit how much you use them, or remove them from your room. If your rooming house has facilities such as ducted or central heating, the rooming house operator cannot unreasonably restrict your use of these facilities.
If your room is separately metered and you receive an excessive utility bill, you should report it to the rooming house operator immediately as there may be a fault. Generally, the rooming house operator should not ask you to pay for excessive usage caused by faults with their appliances.
If you live in a rooming house run by Homes Victoria or a registered community housing provider, you may be charged a ‘service fee’ to cover your utility usage. These rooming house operators cannot charge you more than they were charged by the utility companies. If the service fee goes up or down, they must tell you why. Private rooming house operators cannot charge a service fee for utilities.
If you need advice about utility charges, this page says where you can get help.
Rights and responsibilities
As a rooming house resident, you have rights relating to privacy, repairs, rent increases and more. You also have responsibilities, including paying rent on time, keeping your room clean and following any house rules.
Duties under the law
Rooming house operators and residents must follow Victoria’s rental laws, the Residential Tenancies Act 1997. These laws include specific obligations called ‘duties’.
Rooming house operator duties include:
- Giving you specific information on, or before, the day you move in, including their address and contact details (or their agent’s), emergency contacts for urgent repairs, the house rules, the rooming house residents guide and a statement of your rights and duties as a resident. This page has the full list of things you should receive from the rooming house operator
- Giving you at least 7 days written notice if any of this information is to change, except the contact details – you must be notified in writing of any changes to these within 7 days of them changing
- Making sure your room is vacant and reasonably clean on the day you move in
- Displaying in your room the house rules and the Consumer Affairs Victoria statement of your rights and duties as a resident [Word]
- Enforcing the house rules consistently and ensuring all residents follow them. See more on this page about the house rules
- Giving you 24-hour access to your room and the toilet and bathroom, and access to other facilities in the rooming house during reasonable hours
- Respecting your privacy, and not unreasonably restricting or interfering with your peace and quiet or your proper use and enjoyment of your room and the communal facilities. This includes not entering your room unless they follow the correct procedures. If you are sharing a room, it also includes taking all reasonable steps to ensure the people you are sharing with and their visitors don’t interfere with your privacy, peace and quiet
- Making sure the rooming house meets the minimum standards under the law, including a lock for your room, 2 working and safe power outlets in your room, a fixed heater (or heater vent) secured to a wall, floor or ceiling in your room, privacy latches on the doors of shared bathrooms and toilets, and access to cooking facilities. The Consumer Affairs Victoria website has the full list of minimum standards for rooming houses
- Keeping your room and the rooming house in good repair
- Arranging for urgent and non-urgent repairs to be done by qualified people within the required timeframes. Find out more on our page about repairs and maintenance
- Minimising inconvenience or disruption to you during repairs or renovations to communal facilities, and providing temporary substitute facilities where necessary
- Taking all reasonable steps to make sure your belongings are safe in your room
- Not charging you for water, electricity or gas, unless you have a room to yourself and it has a separate meter. A separate meter measures how much you use, and you pay for that amount. See more on this page about utility charges
- Not unreasonably refusing consent if you have a disability and need to make modifications to your room to meet your specific needs, and you agree to remove the modifications when you move out
If the rooming house operator does not follow these duties, you can give them a ‘notice of breach of duty’. This notice tells them they must fix the problem and/or pay you compensation for any loss you suffered because of their breach. Find out more on this page about giving a notice of breach of duty.
For more on the rooming house operator’s duties regarding maintenance, cleanliness and urgent repairs, see our page about the Consumer Affairs Victoria guidelines. These are official guidelines to help renters and landlords (such as rooming house operators) follow their duties under the rental laws.
Your duties as a rooming house resident include:
- Keeping your room reasonably clean and, when you move out, leaving it in the same condition as when you moved in, apart from fair wear and tear
- Giving the rooming house operator a key if you change or add a lock
- Allowing the rooming house operator to enter your room if they have followed the correct procedures
- Following the house rules
- Paying your rent on time and in the agreed way
- Letting the rooming house operator know about any damage or breakdown of facilities, including any damage caused by you or your visitors. If there is a dispute about who should pay for repairs, see our page on disputing bond and compensation claims
- Not using your room, or allowing it to be used, for anything illegal
- Not modifying the room or adding fixtures, such as picture hooks, without getting written permission from the rooming house operator. If you have a disability, the rooming house operator cannot refuse reasonable modifications related to your disability if you agree to remove the modifications when you move out
- Not keeping pets without permission from the rooming house operator. See more on this page about pets in rooming houses
- Not unreasonably disturbing, or allowing your visitors to disturb, the privacy, peace and quiet of other residents and their visitors
- Not interfering with a safety device, such as a smoke detector, unless it is necessary to do so
If you don’t follow these duties, the rooming house operator may give you a ‘notice of breach of duty’. This notice will ask you to fix the problem and/or pay compensation for any loss they suffered because of your breach. Find out more on this page about getting a notice of breach of duty.
For more on your duties regarding maintenance, cleanliness, damage and fair wear and tear, see our page about the Consumer Affairs Victoria guidelines. These are official guidelines to help renters and landlords (such as rooming house operators) follow their duties under the rental laws.
A ‘notice of breach of duty’ is an official form telling someone they have breached (not followed) their duties under Victoria’s rental laws. You can give a notice of breach of duty to the rooming house operator, or they can give one to you.
A notice of breach of duty does not, by itself, prove that someone has breached their duties. However, giving this notice is usually the first step in making sure people follow their legal obligations. It can also be the first step towards claiming compensation if you have suffered a loss because of the breach.
Giving a notice of breach of duty to the rooming house operator
If the rooming house operator has failed to carry out their duties under Victoria’s rental laws, you can give them a notice of breach of duty. This tells them they must fix the problem and not do it again, and/or pay you compensation for any loss you suffered because of their breach.
You can download and complete the Consumer Affairs Victoria form: Notice of breach of duty to owner of rooming house [Word].
If you want the rooming house operator to pay you compensation, see our page about claiming compensation.
If the matter is urgent, you may want to apply to VCAT for a restraining order instead of giving the rooming house operator a notice of breach of duty. A restraining order is a VCAT order that tells someone they must do something, or stop doing something. For example, if the rooming house operator has threatened to lock you out of your room because you are late in rent, you can apply to VCAT for a restraining order telling them they are acting illegally and they must give you access to your room. Our website has more information about going to VCAT.
If you need assistance with completing the ‘notice of breach of duty’ form or applying for a restraining order, see the information on this page about getting help.
Getting a notice of breach of duty from the rooming house operator
If you fail to carry out your duties under Victoria’s rental laws, the rooming house operator can give you a notice of breach of duty telling you to fix the problem and not do it again, and/or pay them compensation for any loss they suffered because of your breach.
If you do not agree that you are responsible for the problem, see our page about disputing bond and compensation claims.
If you receive a notice of breach of duty and need legal advice, see the information on this page about getting help.
House rules
The rooming house operator may make house rules about the use of the rooming house. As a resident, you have a legal duty to follow these rules.
If there are any house rules, the rooming house operator must:
- Make sure they are reasonable
- Enforce them fairly and consistently – they need to apply to all residents, not just some
- Give you a copy, and put a copy up in your room
- Give you 7 days written notice if they want to change the rules
If the rooming house operator does not do all of these things, you can give them a notice of breach of duty asking them to fix the issue. Find out more on this page about giving a notice of breach of duty.
If you think any of the house rules are unfair, you can apply to VCAT to have them removed. Our website has more information about going to VCAT. Generally, you should obey the house rules until VCAT makes its decision.
If you need legal advice about house rules, this page says where you can get help.
Some rooming houses have rules that do not allow visitors to stay overnight. In certain situations, this type of rule may be reasonable – for example, where there are safety concerns or the rooming house provides specialised support for residents, such as women’s refuges.
However, in other situations, such a rule could be seen as interfering unreasonably with a resident’s home life. If this is the case in your rooming house, you may be able to challenge the rule and ask the rooming house operator to amend it.
For example, the rule could be adjusted to say:
‘Residents are not permitted to have visitors stay overnight other than domestic partners with prior written approval by the manager, provided they do not cause noise or nuisance after 9 pm. Visitors who cause noise or nuisance may be asked to leave by management.’
Rules should strike a fair balance between ensuring safety, peace and quiet, and protecting the right of residents to enjoy their home and maintain personal relationships.
Rooming houses have common areas, such as bathrooms, kitchens, laundries and living rooms. It is a legal requirement that these common areas, as well as all bedrooms, are:
- Clean and hygienic
- In good working order
- Well maintained
If it is unclear who is responsible in your rooming house for things like doing the dishes or keeping the shared lounge clean, check the house rules.
If you think your rooming house is becoming unhygienic, or the pressure on residents to clean is unreasonable, talk to the rooming house operator or your local council. Local councils are responsible for investigating hygiene and other issues under the Public Health and Wellbeing (Prescribed Accommodation) Regulations 2020.
If you break the house rules, the rooming house operator can apply to VCAT for a ‘compliance order’ that says you must follow the house rules.
If you keep breaking the rules, the rooming house operator can give you a ‘notice to vacate’ which may lead to you being evicted. Find out more on our page about notices to vacate and eviction.
Pets in rooming houses
You must get the rooming house operator’s permission to keep a pet in your room or in the rooming house. If they give you permission, make sure you get it in writing.
There is no clear legal process that stops a rooming house operator from unreasonably refusing permission for a pet. However, if you already have a pet before you move in, or if after you move in an accredited health professional recommends you get a pet for health or wellbeing reasons, the Equal Opportunity Act 2010 may apply.
Your situation will depend on factors such as:
- The needs and safety of other residents
- The type and suitability of the animal
- The therapeutic benefit of the animal
If you cannot reach an agreement with the rooming house operator, you can apply to VCAT to resolve the issue. Find out how to apply on our page about going to VCAT. VCAT may hear the dispute under the Equal Opportunity Act 2010.
If you have an assistance dog, you cannot be asked to remove it from the rooming house or be charged extra fees. An assistance dog is a dog trained to assist a person with a disability and alleviate the effects of that disability. A rooming house operator can only refuse an assistance dog if VCAT has granted them an exemption.
Moving out of a rooming house
When you move out of a rooming house, there are rules you and the rooming house operator must follow, regardless of whether you are leaving by choice or because the operator wants you to leave.
Whatever your reason for leaving, if you paid a bond, you should start the process to get it back as soon as possible. Make sure you take extensive photos of the final condition of your room before you leave – this can help protect your bond. Find out more on our page about bonds.
If you leave anything behind, the rooming house operator must keep your belongings safe and give you access to collect them. Find out more on our page about goods left behind.
Moving out because you want to leave
If you want to end your rooming house agreement, there are rules you need to follow. Find out more on our page about ending or breaking your lease.
Moving out because the rooming house operator wants you to leave
If the rooming house operator wants you to leave, they must give you a valid ‘notice to vacate’. However, receiving a notice to vacate doesn’t always mean you have to move out. Find out more on our page about notices to vacate and eviction.
If you are not moving out but will be away for a while
If you plan to be away for a significant period of time, inform the rooming house operator and make sure your belongings are secure and documented. While the rooming house operator has a general duty to take reasonable steps to keep your belongings safe, they are not automatically responsible if things are stolen, unless you can show they failed to meet their duty.
Depending on your situation and the rules of your rooming house, if you plan to be away for a long time, it may be better to move out and place your belongings in storage, and then reapply to live at the rooming house when you return.
Disputes and complaints
If you think the rooming house operator has not followed the rental laws, or if you are unhappy with the way they have behaved towards you, there are steps you can take.
As a first step, you could speak to them about the issue. A conversation can often help resolve an issue or clarify misunderstandings. Make sure you follow up any conversation in writing to confirm what happened and anything that was agreed.
If you are still not satisfied – or you think raising the issue informally with them is unlikely to help, or you feel unsafe doing so – you may be able to apply to:
- Rental Dispute Resolution Victoria (RDRV)
- Victorian Civil and Administrative Tribunal (VCAT)
You can also make a formal complaint to:
- Consumer Affairs Victoria
- Your local council
- The Victorian Equal Opportunity and Human Rights Commission
- Victoria Police
If you have suffered any inconvenience, costs, loss or damage caused by the rooming house operator acting unlawfully, you may also be able to claim compensation. Find out more on our page about claiming compensation.
Disputes
If you have a dispute with the rooming house operator, depending on the type of rental issue you can apply to VCAT or its dispute resolution service, RDRV. Both services aim to resolve disputes quickly and fairly.
RDRV will help you and the rooming house operator discuss the issue and reach an agreement.
VCAT will hear both sides of the story and make a decision, which you and the rooming house operator must follow.
If you want legal advice before applying to RDRV or VCAT, this page says where you can get help.
RDRV is a free service that helps resolve rental disputes early, without needing to go to a formal hearing at VCAT.
RDRV deals with issues relating to:
- Bonds
- Claiming compensation
- Disputing bond and compensation claims
- Rent increases
- Repairs and maintenance
At RDRV a resolution coordinator guides discussions between you and the rooming house operator as you try to negotiate an agreement. This is usually done by phone or videoconference. If you do not resolve the dispute through RDRV, it will go to VCAT for a formal hearing.
For more on applying to RDRV and the dispute resolution process, see our page about going to RDRV (Rental Dispute Resolution Victoria).
For disputes about issues such as eviction, ending your rooming house agreement and other complex matters, you will need to apply straight to VCAT for a formal hearing.
If you have a dispute with the rooming house operator, VCAT can make the final decision. It is not a court but its decision must be followed.
If you apply to VCAT to resolve a dispute, there may be an application fee. However, if you are eligible for a fee waiver you won’t have to pay it.
VCAT will let you know when and where the hearing will take place and what you need to bring.
At the hearing, you will need to prove to VCAT that the rooming house operator breached the rental laws or your agreement. In some circumstances, you may need to show that you gave them a notice of breach of duty or other notices before applying to VCAT. See more on this page about giving the rooming house operator a notice of breach of duty.
For more information, see our page about going to VCAT.
Rental Dispute Resolution Victoria (RDRV) and VCAT deal with disputes between residents and rooming house operators but do not deal directly with disputes between rooming house residents.
However, rooming house operators have duties under Victoria’s rental laws – the Residential Tenancies Act 1997 – that can help address disputes between residents.
Rooming house operators must:
- Not unreasonably restrict or interfere with your privacy, peace and ‘quiet enjoyment’ of your room or shared facilities
- Enforce the house rules consistently and ensure all residents follow them. See more on this page about the house rules
The house rules usually include how shared areas and facilities can be used. If other residents are breaking the house rules, you should:
- Gather evidence, such as photos, messages or written records
- Give this to the rooming house operator or manager and ask them to take action
If the rooming house operator or manager does not do anything about your request, or you believe they will not take any action, you can apply to VCAT for an order that says the rooming house operator must follow the law. For more about applying to VCAT, see our page on going to VCAT.
If you need legal advice about a dispute with another resident
Tenants Victoria does not give advice on disputes between residents. If you need help with a dispute with another resident or a rooming house manager who is also a resident, contact a community legal centre. The Federation of Community Legal Centres has a webpage where you can find a community legal centre.
Complaints
If you think a rooming house operator is unlicensed, is running an unregistered rooming house, or has otherwise acted illegally or unprofessionally, you should consider making a complaint.
If you want legal advice before making a complaint, this page says where you can get help.
To make a complaint about a rooming house operator or report a potentially unregistered rooming house, you can use the Consumer Affairs Victoria general complaint form or call 1300 558 181.
You can also use this form and phone number to report an unlicensed rooming house operator or an unauthorised manager. Find out more on this page about rooming house licences and registration.
Consumer Affairs Victoria may send the rooming house operator a warning letter or a fine, or even take them to court, for the most serious matters. Going to court could mean bigger fines or even a criminal conviction.
If you have any concerns about a rooming house or a rooming house operator, or want to report an unregistered rooming house, you can contact your local council.
For contact details, go to the Vic Councils website to find your council.
You can also find out more on this page about rooming house licences and registration.
If you believe you have been harassed or discriminated against, you can make a complaint to the Victorian Equal Opportunity and Human Rights Commission. Use the make a complaint form on the commission’s website or call 1300 292 153.
You can also see more on our page about reporting discrimination.
If someone has harmed you or your property, or threatened to do so, you should contact Victoria Police. If you are in immediate danger or feel unsafe, call the police on 000.
You can also consider applying for a personal safety intervention order through the Magistrates’ Court of Victoria, which can help protect you from that person. The Magistrates’ Court website has more about personal safety intervention orders.
Get help and other resources
If you are living in a rooming house and need advice on your rental rights, help is available.
Tenants Victoria services
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Social Housing and Rooming House Priority Line
For Victorian renters in public housing, community housing and rooming houses.
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Rooming House Residents Handbook
For Victorians renting in rooming houses.
Other organisations
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Consumer Affairs Victoria
For all Victorians.
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Crisis accommodation services
For all Victorians.
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Community Connection Program
For Victorians who are homeless or live in low-cost accommodation.
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Housing for the Aged Action Group (HAAG)
For Victorians aged 50 and older.
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Justice Connect
For all Victorians.
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Victoria Legal Aid
For all Victorians.
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Rental Dispute Resolution Victoria (RDRV)
For all Victorians.
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Victorian Civil and Administrative Tribunal (VCAT)
For all Victorians.
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Tenancy Assistance and Advocacy Program (TAAP)
For Victorian renters in private rentals, rooming houses and caravan parks who are in financial hardship or affected by family violence.
The Residential Tenancies Act 1997 is Victoria’s main law for renting. It describes the rights and duties of rooming house operators and residents in numbered sections.
The sections in this list relate to the information on this page. For sections relating to other topics, go to the topic page and scroll down to the law list for that topic.
Click on a link to see the section in the Act.
- Section 20 – Rooming house laws may apply to hotel/motel
- Section 92A – Exclusive occupancy right
- Section 92B – Shared room right
- Section 92C – Notice of residency right – own or shared room
- Section 93A – Fixed term rooming house agreements
- Section 94 – Other agreements
- Section 94A – Harsh and unconscionable terms
- Section 94ABA – Prohibited terms – offence to include
- Section 94AC – Invalid terms
- Section 94AD – Prohibited terms – general
- Section 94AF – Can apply to VCAT for written agreement
- Section 94B – Consent required for increase in room capacity
- Section 94C – Notice of increase in room capacity
- Section 94D – Consent of resident to increased room capacity
- Section 94E – Application forms must have certain information
- Section 94F – Unlawful discrimination
- Section 94G – Limits on how personal information can be used
- Section 94H – Limits on what applicants can be asked
- Section 94I – Information that must be given to applicants
- Section 99 – Limit on rent in advance
- Section 99A – Rent payment
- Section 100 – Receipts for rent
- Section 106 – Rent must be reduced if services are reduced
- Section 106A – Rent must be reduced if room capacity increased
- Section 107 – Resident’s goods not to be taken for rent
- Section 108 – Separately metered rooms
- Section 109 – Information on costs for extra services to be given
- Section 110 – Resident’s use of room
- Section 111 – Resident must not use room for illegal purposes
- Section 112 – Resident’s duty to pay rent
- Section 113 – Quiet enjoyment – resident’s duty
- Section 114 – Resident must keep and leave room reasonably clean
- Section 114A – Resident must not interfere with prescribed safety device
- Section 115 – Resident must not make modifications without consent
- Section 117 – Resident must not keep pet without consent
- Section 118 – Resident must give key to rooming house operator
- Section 120 – Rooming house must be kept in good repair
- Section 120A – Rooming house operator must comply with rooming house standards
- Section 121 – Rooming house operator must provide access
- Section 122 – Resident’s right to quiet enjoyment
- Section 123 – Resident’s property to be kept safe
- Section 124 – Statement of rights and house rules
- Section 125 – Other information to be given to residents
- Section 126 – House rules can be made
- Section 127 – House rules to be provided and followed
- Section 128 – Can apply to VCAT if house rules are unreasonable
- Section 140 – Resident has duty to permit entry
- Section 452 – General applications to VCAT
The Residential Tenancies Regulations 2021 provide more detail and definitions, and specify updates to the Residential Tenancies Act.
The Residential Tenancies (Rooming House Standards) Regulations 2023 set out the privacy, safety, security and amenity standards in rooming houses.
These other Acts and regulations also apply to rooming houses:
