A Month-to-Month Lease Agreement — also called a Periodic Tenancy Agreement — is a residential tenancy arrangement with no fixed end date. Instead of committing to a set lease term, the landlord and tenant agree to a rolling arrangement that continues from period to period (week to week, fortnight to fortnight, or month to month) until either party gives the written notice required by law to bring the tenancy to an end.

In Australia, residential tenancies are regulated by state and territory legislation, and periodic tenancies are expressly recognised and governed under each state's Residential Tenancies Act. The primary legislation includes the Residential Tenancies Act 2010 (NSW), the Residential Tenancies Act 1997 (VIC), the Residential Tenancies and Rooming Accommodation Act 2008 (QLD), the Residential Tenancies Act 1987 (WA), the Residential Tenancies Act 1995 (SA), the Residential Tenancy Act 1997 (TAS), the Residential Tenancies Act 1997 (ACT), and the Residential Tenancies Act 1999 (NT).

A periodic tenancy differs from a fixed-term tenancy in that neither party is committed to occupancy for a defined period. This flexibility is useful in a number of situations — for example, where a tenant's circumstances are uncertain, where a landlord is considering selling the property, or where the parties have recently concluded a fixed-term agreement and wish to continue on more flexible terms.

Despite the absence of a fixed term, all the substantive obligations of both landlord and tenant continue for the entire duration of the periodic tenancy. The landlord must maintain the premises in a reasonable state of repair, respect the tenant's right to quiet enjoyment, and comply with all applicable tenancy legislation. The tenant must pay rent on time, keep the premises reasonably clean, and not cause damage or nuisance.

Importantly, the rules governing notice periods, rent increases, bond lodgement, and entry to the premises are exactly the same for periodic tenancies as for fixed-term tenancies. In some states, the minimum notice period for a landlord to terminate a periodic tenancy without grounds is significantly longer than many people expect — 90 days in New South Wales and 60 days in Victoria.

This template enables landlords and tenants to document all essential terms of a periodic tenancy in writing, providing legal clarity and evidence of what has been agreed, including the commencement date, rent amount and payment frequency, bond amount, utilities responsibility, pet policy, and the applicable notice periods.

A Month-to-Month Lease Agreement is appropriate in a range of residential tenancy situations across Australia. It is most commonly used when a fixed-term agreement expires and the parties wish to continue the tenancy on a more flexible basis without committing to another fixed period. It is also used at the outset of a new tenancy where either or both parties prefer not to be locked into a fixed term.

Common situations in which a periodic tenancy agreement is appropriate include: a tenant who has just moved to a new city and is not yet sure of their long-term plans; a landlord who is considering selling the property within the next year; a situation where the original fixed-term agreement has expired naturally and the parties are happy with the arrangement but do not want a new fixed term; or where a tenant's employment or study situation means their future housing needs are uncertain.

A periodic tenancy is also the default arrangement that arises automatically under Australian residential tenancy legislation when a fixed-term tenancy expires and neither party gives notice or enters into a new fixed-term agreement. In this situation, having a written periodic tenancy agreement is particularly valuable, because it confirms the ongoing terms that were agreed and provides a clear record of each party's obligations.

This document is suitable for all types of residential premises across Australian states and territories, including houses, apartments, units, townhouses, and flats. It is intended for use between a private landlord and a residential tenant. It is not suitable for rooming house arrangements (for which the Residential Tenancies and Rooming Accommodation Act 2008 in Queensland, or separate rooming house provisions in Victoria, apply), or for holiday lettings that fall outside the scope of the applicable Residential Tenancies Act.

Landlords should note that in all Australian states, a written tenancy agreement must be given to the tenant before or at the commencement of the tenancy, and many states require the landlord to also provide an approved information statement about tenant rights.

A well-drafted Month-to-Month Lease Agreement should clearly document all the essential terms of the periodic tenancy and comply with the applicable state Residential Tenancies Act.

The parties and premises section identifies the landlord and all tenants by their full legal names, records contact details and addresses for service of notices, and provides the full address of the rental premises including any included areas such as parking spaces, storage cages, or garden areas.

The term and periodic frequency section confirms that there is no fixed end date and specifies whether the tenancy rolls week to week, fortnight to fortnight, or month to month. This is typically aligned with the rent payment frequency. The commencement date must be recorded accurately, as it is the reference point for calculating notice periods and any future periodic rent increases.

The rent section records the weekly rent amount in Australian dollars, the payment frequency, the due date, the acceptable payment methods, and the procedure for rent increases. Under all state residential tenancy acts, rent may not be increased more than once every 12 months, and the landlord must give the required written notice (generally 60 days in NSW and VIC) before any increase takes effect.

The bond section records the bond amount and the state authority with which it must be lodged. In most states, the maximum bond is four weeks' rent, and the landlord must lodge the bond within the prescribed period (typically 10 business days from collection in NSW, five days in VIC).

The notice period section is particularly important for periodic tenancies. The agreement should clearly state the minimum notice each party must give to end the tenancy — both the tenant's notice to vacate and the landlord's notice to terminate. These periods are prescribed by statute and cannot be reduced by agreement.

The utilities section clarifies which party is responsible for electricity, gas, internet, and water usage charges. Water supply and sewerage charges are generally the landlord's responsibility unless the premises are separately metered and prescribed water efficiency measures have been installed.

A pets clause is increasingly important given the legislative changes in Queensland (2022) and Victoria (2020) that restrict a landlord's ability to unreasonably refuse a tenant's pet request. The agreement should clearly state the agreed pet policy.

Any additional terms agreed between the parties should be recorded in writing and must not be inconsistent with the applicable Residential Tenancies Act — any term that contravenes the Act is void to the extent of the inconsistency.