Contract Clauses Every Landlord Should Consider
Below is a practical, landlord-focused guide to contract clauses you should include when renting a whole property, granny flat, or room - and where certain clauses are restricted or need extra steps in Australia and New Zealand.
First, check out Mint's guide to what you can charge your tenant, to make sure that you're aligned with your local rules. If you're a Mint member your contract will be tailored to your property and its jurisdictional rules so you just need to consider what you want to apply.
Water and Utility Charging (What to Include and Where It's Restricted)
Why include it: Utilities are a frequent source of dispute. Be explicit about which utilities the tenant pays, how bills are calculated, and what evidence you'll provide.
Key points to include in the clause
- Who pays (tenant pays usage; landlord pays fixed access/sewerage unless local law allows otherwise).
- How billed (landlord pays and invoices tenant with copy of original bill).
- Timing (how long tenant has to pay after receiving invoice).
- Evidence (landlord will provide a copy/photo of the original bill).
- Metering (state whether the property is separately metered).
Before adding this clause, check out Mint's guide to water charging for specific rules that apply to your property.
Sample clauses
Separately metered water: Tenant pays water usage as the premises are water efficient and separately metered. Landlord will provide a copy of the water bill with reasonable time for the tenant to make payment to the landlord for the relevant amount.
Not separately metered utilities: Tenant pays a portion of utility usage based on their portion of the (dwelling size / number of occupants). Landlord will provide a copy of the water bill with reasonable time for the tenant to make payment to the landlord for the relevant amount.
Lawn, Garden and Exterior Maintenance
What to include
- Who is responsible for mowing, weeding, pruning, and rubbish removal. Clauses must be reasonable and not impose unsafe or unlawful duties (e.g., requiring tenants to use hazardous equipment).
- Standard required (e.g., maintain to a reasonable standard so as not to attract pests or cause damage).
- Tools and materials (tenant supplies or landlord supplies).
- Consequences for failure (landlord arranges work and charges tenant).
Sample clause
Tenant will maintain the yard to a reasonable standard (no overgrowth that attracts pests or death of plants). If landlord arranges remedial work due to neglect, tenant will reimburse reasonable costs within 14 days of invoice.
Cleaning, Rubbish and End-of-Lease Condition
- Move-out expectations (clean, no pest-attracting waste, ovens cleaned).
- Evidence and dispute process (photos, independent cleaner receipts).
- Keep it reasonable: only require cleaning that restores the property to the entry condition less fair wear and tear.
Sample clause
Tenant responsibility for cleanliness: Tenant agrees to keep the premises reasonably clean and tidy throughout the tenancy. This includes regularly removing rubbish and waste to prevent pest attraction, cleaning kitchen and bathroom surfaces, maintaining sanitary conditions, and ensuring no accumulation of dirt or debris that could cause damage or health hazards.
Tenant must clean the property to a similar standard as at the start of the tenancy, allowing for fair wear and tear.
Tenant is responsible for cleaning appliances, fixtures, and fittings used during the tenancy (e.g., oven, stovetop, bathroom fixtures).
Tenant must ensure rubbish and recycling are disposed of according to local council regulations.
Tenant must notify the landlord promptly of any damage or issues that require repair beyond routine cleaning.
Pets
- Some jurisdictions restrict blanket bans or require reasonable consideration of animals - avoid absolute prohibitions without legal check.
- Tenant must maintain the garden and outdoor areas to prevent pet-related damage or pest infestations.
- If pets were not included in the original tenancy agreement, tenants must submit a formal written request to the landlord for approval before keeping any pets on the premises. Approval must be granted in writing.
Sample clauses:
End of tenancy remedy for pets: Tenant must ensure the property is professionally cleaned and treated for pests if pets were kept during the tenancy. Any costs incurred for cleaning, pest control, or repairs due to pets will be charged to the tenant.
Pet request: Tenants must obtain the landlord's prior written consent before keeping any pets on the premises if pets were not included in the original tenancy agreement. Such requests must be made formally in writing.
Smoking
Sample clause:
Smoking is [allowed / not allowed] inside the premises, including balconies and outdoor covered areas. Tenant must ensure no smoke damage occurs to the property. Tenant will be responsible for any cleaning or repairs related to smoking.
Alterations
Sample clause:
Tenant must obtain prior written consent from the landlord before making any structural or cosmetic alterations to the property. Any approved alterations must be restored to the original condition at the end of the tenancy unless otherwise agreed in writing.
Repairs, Maintenance and Emergency Procedures
What to include
- Who reports repairs and how (email/portal/phone).
- Response times for urgent vs non-urgent repairs.
- Tenant maintenance responsibilities: tenants are responsible for keeping the property reasonably clean and tidy, including removal of rubbish, mowing lawns, weeding gardens, washing exterior windows, and replacing standard light bulbs. Tenants must notify the landlord promptly of any damage or repairs needed that are beyond their responsibility.
Tenant maintenance responsibilities (sample clause)
Tenant agrees to keep the premises reasonably clean and tidy, including:
- Removing rubbish and waste regularly to prevent pest attraction.
- Mowing lawns and maintaining gardens to a reasonable standard.
- Weeding garden beds and paved areas.
- Washing exterior windows accessible without risk.
- Replacing standard light bulbs.
Tenant must promptly notify the landlord of any damage, defects, or repairs required that are beyond the tenant's maintenance responsibilities.
Mint's Takeaway
Be specific and measurable. Replace vague words like "reasonable" with short clarifiers (e.g., "no overgrowth exceeding 150 mm" or "no accumulation of rubbish that attracts pests").
- Keep records. Save photos, bills, receipts, and communications - they are essential for bond claims.
- Use plain language. Tenants are more likely to comply when they understand obligations.