With one of Sydney’s most active rental markets, the Northern Beaches is feeling the impact of NSW rental law changes more than most. New rules affecting lease terminations, rent increases, pets and compliance have reshaped the rental landscape; creating new responsibilities for landlords and greater protections for tenants.
As these reforms take effect, professional property management has become increasingly important. We spoke to James Snodgrass from Forsyth Real Estate, whose property management team works with landlords and tenants across Sydney, to understand what these changes mean in practice.
A New Era for Renting in NSW
In October 2024, the NSW Parliament passed the Residential Tenancies Amendment Act, with changes introduced progressively from late 2024 through to mid-2025. Together, these reforms represent a fundamental shift in how rental properties are managed.
The changes include the removal of “no-grounds” evictions, limits on rent increases to once per year, expanded tenant rights to keep pets, stricter notice periods, mandatory documentation when ending a tenancy, and increased compliance enforcement by NSW Fair Trading.
For Northern Beaches landlords and renters alike, these changes bring greater clarity; but also increased complexity.
Why Property Management Has Changed
Above: Two properties under the property management arm of Forsyth Real Estate
Rental demand across the Northern Beaches remains strong, but managing a tenancy now involves far more than marketing a property and collecting rent.
“Our property management team is one of the best in the real estate industry,” says James Snodgrass, Director at Forsyth Real Estate.
“Property management is often thought of as the poor cousin to sales, but it’s actually a highly professional and demanding profession. At Forsyth’s, we understand this and have set up our business to attract the best property managers in the industry.”
With more than 20 different termination scenarios, strict notice requirements and heavy penalties for non-compliance, landlords now rely heavily on experienced property managers to protect their interests while meeting legal obligations.
What the NSW Rental Law Changes Mean for Northern Beaches Landlords
Among the most significant changes are new rules around ending a tenancy. Landlords must now provide a valid reason to terminate a lease and, in many cases, supporting documentation. Re-letting restrictions may also apply, limiting when a property can be re-tenanted after certain types of termination.
Rent increases are capped at once per year across all lease types, while new pet laws make it easier for tenants to keep animals, with landlords only able to refuse requests on limited grounds.
In high-demand rental markets like the Northern Beaches, these changes place greater emphasis on compliance, tenant communication and proactive management.
Property Managers as Business Partners
Above: Forsyth’s Property Management team, from left to right: Zabi Akbarzada, Nick Ikon, Lisa Lightfoot, Kevin Zhao, Bruno Godoy
Forsyth Real Estate’s approach reflects this new reality.
“Our property managers aren’t just property managers – they’re business partners,” James explains.
“They’re fully committed to looking after your property and getting the best out of your asset.”
That commitment delivers strong leasing outcomes. Forsyth reports that:
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20% of properties are leased or re-leased before they become vacant
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A further 60% are leased within the first week
For landlords, minimising vacancy while remaining compliant has become a key measure of success.
Supporting Landlords and Renters Through Change
Forsyth Real Estate manages a large and growing rental portfolio across Sydney, including coastal and lifestyle-focused markets like the Northern Beaches. As rental laws continue to evolve, the agency’s focus is on helping both landlords and tenants navigate change smoothly, fairly and professionally.
With enforcement increasing and compliance requirements tightening, having experienced property management support is no longer optional; it’s essential.
Experience in a Changing Rental Market
Forsyth Real Estate’s longevity in the industry has been shaped by adaptability. While its roots are on Sydney’s Lower North Shore, the agency’s property management team now operates across the city, responding to the needs of diverse rental markets.
As NSW’s rental reforms continue to reshape the sector, that experience is proving invaluable for landlords and renters alike.
Need support navigating NSW’s rental law changes?
Forsyth Real Estate’s experienced property management team works with landlords across Sydney, including the Northern Beaches, to ensure compliance, reduce risk and manage tenancies effectively in a changing regulatory environment.
📞 (02) 9419 7411
✉️ info@forsyth.com.au
🌐 www.forsyth.com.au
This article was created in partnership with Forsyth Real Estate, and we thank them for supporting Northern Beaches Living. To discuss similar collaborations, please email northernbeaches@thelivingcollective.com.au.
