How long can a guest stay with me

“How long can a guest stay in my rental property with me before it becomes a problem?”

We asked Senior Property Manager at BradfieldCleary Real Estate, Emma Bettencourt, for her advice.

“Everyone is a little different with this, as it can come down to the owner’s personal preference, but the timeframe I usually give tenants is one month,” Emma said.

“Any longer than that, and it will appear as though you are subletting the property without the owner’s prior consent, which is a breach of the Residential Tenancy Agreement and most likely, your Strata by-laws.”

Emma said it’s always best to be upfront and honest with your real estate agent from the get-go.

“When in doubt, just ask, and we’ll be able to let you know how best to proceed,” she said.

A good rule to remember is that the leaseholder is always responsible for their guests. If complaints are received, they will ultimately fall on the person on the lease agreement.

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Your right to quiet enjoyment at the property

Having guests at your property for a while is part of your right to quiet enjoyment and exclusive possession of the property.

This right to quiet enjoyment should also include a right to live with your spouse, de facto or close family member.

Your right to privacy means that you shouldn’t have to tell your property manager every time you start a new relationship or have someone stay over.

If you temporarily have a guest stay at your house, there’s no requirement to tell your landlord or agent or ask for permission.

What is the difference between a guest and a sub-tenant? 

A guest becomes a sub-tenant (or occupant) when they pay or contribute money, particularly if they start to pay a set amount regularly.

Your guest is also more likely to become a sub-tenant:

  • If the property is their only residence;
  • If they have a key;
  • If they direct their mail to your address;
  • If they help to care for the property; or
  • Arrange to stay for a long time.

You will need your landlord/agent’s written permission if you want to have a sub-tenant live with you.

If you don’t have written permission for a sub-tenant to be there, you are in breach of your lease. Your landlord could serve you with a Notice to Remedy and then apply to the Tribunal for an order that the person moves out.

Alternatively, they could serve you with a notice to vacate.

Check out our Tenancy Support In Your State page for information specific to your state or territory.

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Emma Bettencourt
Emma Bettencourt
Emma Bettencourt is the Senior Property Manager at BradfieldCleary Real Estate in Double Bay, New South Wales. Commencing her real estate career in 2011, Emma prides herself on attention to detail and knowledge of legislation. Before joining the BradfieldCleary team in 2017, Emma had more than seven years of experience with Mint360Property in Randwick. Emma's expertise is in both residential and commercial real estate. She holds a Certificate of Registration.


  1. morning I live in nsw I am a landlord NEW , thou I am needed to find out my rights
    I have a 3 bedroom property thou my tenant x3 are allowing all the mates stay from friday sat and sunday all day and night athe this happen every weekend total of up to 6 guest , this happen every weekend since February 2022.
    the amount of cars begining parked out the front are causing issue with neighbours.
    I am wondering what rights I have cause i feel my property is not big enough and the mase number of wear and tear of the property is worrying . they are working on vehilces and leave parts everywhere around property . But this is NOT all my tenants belonging it is the guests. would love some feedback