Tenants will have greater freedom to break their leases early under sweeping rental regulation changes set to come into effect in March.

The reforms announced by the NSW Office of Fair Trading will give tenants greater control of their homes while putting stricter limits on landlords.

Real Estate Institute of NSW president Leanne Pilkington said the reforms to the Residential Tenancies Amendment Act 2018 and Residential Tenancies Regulation 2019 were “significant”.

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Under the changes, landlords will only be able to increase rent once a year during a periodic agreement when the fixed term of a lease has passed.

Tenants will also have the right to break their lease if it is signed after March 23, 2020. Victims of domestic violence will be permitted to break their leases without penalty.

Tenants will be required to pay a break fee of four weeks rent if less than a quarter of the fixed term of their lease has expired.

The break fee reduces to three weeks rent if the tenant is more than a quarter through their lease but still less than halfway into the term.

Two weeks rent will be charged if the break is made between half and three quarters of the fixed term, while a week’s rent will be required if more than 75 per cent of the term has expired.

The new reforms will also put limits on how landlords and property managers market their properties to new tenants. Landlords will have to obtain tenants’ prior written consent to publish photographs or video recordings of premises, including property interiors that may show tenants’ possessions.

Tenants may make minor alterations, fixtures, additions and renovations with the landlord’s consent, but the landlord cannot unreasonably withhold consent if the alteration, fixture or addition is one from a prescribed list.

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Other reforms will change how repairs will be carried out. For example, replacing of hardwired smoke alarms will have to be carried out by an authorised electrician.

Non-payment of water usage or utility charges may now result in tenancy termination (in addition to non-payment of rent).