The 14-day notice to remedy: what it means, and what to do in the next fortnight

A 14-day notice to remedy is not an eviction. It is a formal written warning that a term of the tenancy has been breached, and a 14-day window to put it right. Nobody can be evicted by a notice — eviction requires a Tenancy Tribunal order. What a notice does is start the clock on a process that can eventually lead there.

The three types

• Rent arrears — rent is overdue, even by a small amount
• All other breaches — unapproved occupants or pets, damage, breach of a specific term, noise or behaviour
• Breach of landlord responsibilities — issued by a tenant to a landlord, for unrepaired maintenance, failure to meet Healthy Homes, or breach of quiet enjoyment

That third one is the one most tenants don’t know exists. A notice to remedy runs both ways.

What a valid notice must contain

• Be in writing
• Identify the specific breach — not “you have breached the agreement” but which term and how
• State what must be done to remedy it
• Give at least 14 days from the date it is received
• Be served correctly, at the address for service in the tenancy agreement, which since 20 March 2025 can be an electronic address if one is listed

A notice that is vague, gives less than 14 days, or is served incorrectly may be defective. That doesn’t mean ignore it — respond in writing saying so, and keep a copy.

Why you might receive one

Rent arrears are the most common trigger by a wide margin, and the threshold is low — falling a few days behind can prompt one, and a landlord documenting a pattern may issue one for an amount that seems trivial. Other frequent causes: an occupant or pet who wasn’t consented to, damage that hasn’t been reported or repaired, breach of a specific agreed term such as lawns or smoking, or complaints about noise.

How to respond, in order

Within the 14 days, do something. Silence is the worst available option and the one that most reliably escalates.

• If you’re in arrears: pay it, or propose a written payment plan. A landlord who receives a credible plan on day two is in a very different frame of mind from one who hears nothing until day fifteen.
• If you can fix it: fix it, then confirm in writing that it’s resolved, with a date and photos if relevant.
• If you think the notice is wrong: respond in writing setting out why. An unanswered notice looks like an admitted breach if this reaches the Tribunal.
• If you can’t fix it in 14 days: say so in writing, explain why, and propose a realistic timeframe. Demonstrable good faith counts even when the deadline is missed.

Anti-social behaviour notices

A separate regime applies to anti-social behaviour, which the Act defines as harassment, intimidation, threats, or any act that causes alarm or distress to the landlord, neighbours or others. A landlord can issue an anti-social behaviour notice for each incident, and three such notices within a 90-day period allows the landlord to apply to the Tenancy Tribunal to terminate the tenancy. Each notice must be issued within 7 days of the incident, describe what happened, and state the date and time. If you receive one you believe is unfounded, respond in writing immediately — the three-strike structure means an unchallenged first notice matters considerably more than it appears to.

What happens if it isn’t remedied

The landlord can apply to the Tenancy Tribunal. It can order the breach remedied, award compensation, and in serious or repeated cases order termination. For rent arrears specifically, the Tribunal can make a conditional order — the tenancy continues provided rent is paid as directed, and terminates automatically if it isn’t. Jurisdiction runs to $100,000. A pattern of repeated notices for the same breach is materially worse than one notice, because it establishes a history — that is the real reason to deal with the first one properly.

If you’re issuing one to your landlord

Use the approved form, “14-day notice to remedy: breach of landlord responsibilities.” Specify the breach precisely, reference the section of the Act or the standard involved, and state the remedy required. Serve it to the landlord’s address for service and keep proof of service. If the 14 days pass without action, apply to the Tribunal, which can order the work done and award compensation. Do not withhold rent as leverage, before, during or after.

Frequently asked questions