Co-tenancies

Under the Residential Tenancies Act 1997, if there is more than one tenant on a lease, each tenant is a co-tenant. All co-tenants have the same rights and responsibilities under the lease.

You can apply to ACAT to resolve a dispute between co-tenants, including disputes about leaving or joining a co-tenancy.

Leaving a co-tenancy agreement

You can leave a co-tenancy either with the agreement of the other co-tenants and the lessor, or by order of ACAT. If you leave a co-tenancy without agreement or an ACAT order, your responsibilities under the lease remain until the lease ends.

If you want to move out of a co-tenancy, you need to ask the lessor and each co-tenant if they agree to you leaving. You need to ask them in writing at least 21 days before you want to leave. See our sample letter.

If they do not respond to you, or apply to ACAT, within 21 days after receiving your letter, they are taken to have agreed to you leaving the tenancy.

If you want to leave during a fixed term lease, the lessor and the remaining tenants can refuse whether or not it is reasonable for them to do so.

If you want to leave during a periodic lease, the lessor and the remaining tenant cannot reasonably refuse consent.

When you leave a co-tenancy, if you have paid some or all of the bond and the remaining co-tenants continue to be a party to the lease, they must pay you the amount of the bond you paid, and tell ACT Rental Bonds that they have done so. The remaining tenants need to do this within 14 days after you leave the tenancy. They can deduct from the money they repay you any unpaid rent or utilities, or other reasonable costs.

When to apply

If the other co-tenants or the lessor do not agree to you leaving the tenancy, you can apply to ACAT for an order allowing you to leave the tenancy. The remaining co-tenants can also apply to ACAT for an order if they refuse to agree to you leaving the tenancy.

If there is a dispute about the bond, you or the remaining tenants can apply to ACAT to resolve the dispute.

Joining a co-tenancy agreement

If you want to join a tenancy, an existing tenant that is already on the lease needs to ask any other existing tenants and the lessor if they agree, or the existing tenant needs to apply to ACAT. They need to ask the lessor and any other existing tenant in writing and at least 14 days before you want to move in. If no response is received within 14 days, any existing tenant and the lessor are taken to agree to you joining the tenancy.

An existing tenant can refuse consent for any reason. The lessor must not unreasonably refuse consent and, if they do refuse consent, must tell the existing tenant and you in writing the reason for refusing consent.

When to apply

If the lessor refuses consent, an existing tenant can apply to ACAT for a declaration that the refusal was unreasonable.

The lessor can also apply to ACAT about a new person being a co-tenant if the existing tenant has made an application which has been discontinued or not decided by ACAT.

How to apply

To apply:

  • fill in the application for resolution of a tenancy dispute form [PDF 550KB]
  • attach any relevant documents (for example any correspondence, the lease, and any condition reports)
  • lodge your form
  • tell us the times and dates you are not available to attend ACAT, for example, if you are overseas or having a medical procedure
  • pay the fee, unless you have an exemption, waiver or deferral.

Urgent applications

If your application is urgent, you need to lodge an online application for interim or other orders form or printable application for interim or other orders form [PDF 56KB] at the same time as your other form.

What to expect after an application is made

ACAT will let you know next steps.

Applications seeking to leave or join a co-tenancy will be scheduled for a short hearing, usually on a Thursday.

All other types of co-tenancy disputes will usually be listed for a conference.

If your dispute does not resolve at a conference, or if it is urgent, you will usually be required to attend a hearing.

A decision about the case is usually made at the end of the hearing or conference. In some cases, the ACAT Member will reserve the decision, and give it later. A copy of the orders will be sent to the parties.

More information

Find out about:

Glossary and terms

Glossary and terms

ACT Civil and Administrative TribunalA tribunal established under the ACT Civil and Administrative Tribunal Act 2008. It may also be referred to as ACAT or Tribunal.

Adjourn (or adjournment)To suspend or postpone a preliminary conference, mediation or hearing and reschedule it for a future date.

Administrative reviewACAT has jurisdiction to review some administrative decisions made by the ACT Government. Find out about Review of ACT Government decisions.

Alternative dispute resolution (ADR)Also known as dispute resolution. This is a way of resolving disputes without a formal hearing. It may involve a preliminary conference or mediation. ADR is used to help parties resolve cases by agreement.

AnorMeans ‘and another’. This term is generally used to name parties to proceedings when there is more than one applicant or respondent.

Appeal TribunalA tribunal constituted under section 81 of the ACT Civil and Administrative Tribunal 2008 to review a decision of the tribunal (not all ACAT decisions are appealable at ACAT – you may need to go to the Supreme Court).

AppellantThe individual or company that appeals an ACAT decision.

ApplicantThe individual or company that brings a case to ACAT, usually by making an application.

Authorising lawsA law that says an application (including referrals) may be made to ACAT. An authorising law may also set out the powers ACAT has in a case. Also see ‘jurisdiction’.

Calling a witnessA party or their representative will ‘call a witness’ at an ACAT hearing when they ask a witness to give evidence.

CaseAlso known as a matter, dispute, application or referral. Cases come to ACAT when ACAT has jurisdiction (power) to make a decision.

Cross-examinationThe process of asking a witness questions to test or check the evidence that the witness has given to ACAT.

DecisionWhat the tribunal decides or determines about an issue or a dispute. The tribunal may sometimes explain why in a statement of reasons.

Defined benefitsare the following benefits (see section 33 of the MAI Act):

  1. income replacement benefits;
  2. treatment and care benefits;
  3. quality of life benefits;
  4. death benefits;
  5. funeral benefits.

Deliver a decisionAlso ‘handing down a decision’. This is giving a decision about an ACAT case. It may be done verbally or in writing (or both).

DirectionsInstructions that set out what each party must do (and when), often to prepare a case for hearing.

Directions hearingA short hearing where an ACAT Member or Registrar decides how to manage a case and what needs to be done before a hearing. Find out about directions hearings.

Ex parte orderAn order made by ACAT where one or more parties were not present.

Expert reportA written report from an expert that may be used as evidence.

Expert witnessA person with specialised knowledge based on their training, study or experience. An expert can give evidence at a hearing. Find out more about witness statements.

Final directions hearingSometimes ACAT will hold a final directions hearing prior to the final hearing of an application. The purpose is to make sure the case is ready to go to a hearing and give the parties a chance to ask questions about the hearing process.

GuardianA guardian is a person ACAT appoints to make personal decisions, about health, welfare and where a person lives, for a person who has impaired decision-making ability (the ‘protected person’).

Handed upGiving documents to an ACAT Member or Registrar in a hearing.

In chambersWhen ACAT considers something without holding a hearing.

Joined party (joined/joinder)A party who was not originally a party to the dispute but has later been added to the case.

JurisdictionACAT’s authority (power) to deal with, hear and decide applications (cases).

LeaveIf someone asks for leave, they are usually asking for permission to do something.

List (or listing)A schedule (or list) of cases to be heard at ACAT each day.

Listing noticeA letter or written document from ACAT that sets out when a conference, mediation or hearing is scheduled at ACAT.

ManagerA manager is a person ACAT appoints to make decisions, about property and money, for a person with impaired decision-making ability (the ‘protected person’).

MAI ActMotor Accident Injuries Act 2019 (ACT).

MediationA private meeting where parties discuss ways to resolve their dispute, with the help of an impartial mediator (who is also an ACAT Member or Registrar). It is held under section 35 of the ACT Civil and Administrative Tribunal Act 2008.

Non-publication and/or non-disclosure orderAlso called a ‘suppression order’. It is an order that requires certain information not to be published or disclosed. It is made under section 39 of the ACT Civil and Administrative Tribunal Act 2008. Find out about public hearings and confidentiality.

Notice to partiesA letter sent to the parties in a case that sets out the time, date and location for an ACAT conference, mediation or hearing.

Opening statementUsually means a statement made at the beginning of a hearing to outline the key points in the case. Sometimes parties are asked to give an opening statement at a mediation or preliminary conference.

OrderA direction or instruction of the tribunal that a person do a certain thing. The tribunal can make different types of orders depending on the case type and the tribunal’s powers in a case or dispute.

Originating applicationAn application that starts an ACAT case.

Party or partiesAn individual or company directly involved in an ACAT case, for example an applicant or respondent. Find out how to identify and name parties.

Preliminary conferenceA private meeting where parties discuss ways to resolve their dispute with the help of an ACAT Member or Registrar. See section 33 of the ACT Civil and Administrative Tribunal Act 2008. ACAT has different types of preliminary conferences.

Protected personA person who has impaired decision-making ability and about whom an application to ACAT may be made seeking orders under the Guardianship and Management of Property Act 1991 or the Power of Attorney Act 2006.

RegistryThe administrative section of ACAT that accepts documents lodged by parties, handles enquiries and provides support for case management.

Relevant insurerfor a motor accident, means the insurer under the Motor Accident Injuries Act 2019 (see section 34) of the motor vehicle considered to be at fault for the motor accident in the ACT.

RepresentativeA person who represents or advocates for an individual or company at a conference, mediation or hearing at ACAT. For example, a legal practitioner or an attorney appointed under a general power of attorney.

Reserved decisionWhen an ACAT Member or Registrar reserves a decision (at the end of a hearing), this means they will give their decision later, either verbally or in writing (sometimes both).

RespondentThe party (or parties) against whom orders or relief is sought.

Serve/serviceA person who can give evidence at a hearing. Find out about witness statements.

Short service orderAn order that authorises a shorter time for service (than the time otherwise required).

Significant occupational impact (SOI)Significant impact on an injured person’s ability to undertake employment.

Statement of reasonsA document that explains why ACAT made an order in a case. It sets out the law relied on by an ACAT Member or Registrar and explains how the law was applied to the facts of the case. You can request a written statement of reasons within 14 days after an order is made. Find out about statement of reasons.

StayAn order for a particular action (or decision) to be put on hold or suspended for a period of time.

SubmissionA document that sets out your side of a case or dispute and the relevant law. It is presented to ACAT either in writing, verbally or both. Find out about submissions.

SubpoenaRequires a person to appear at ACAT to give evidence or provide documents (or both). Find out about subpoenas.

Substituted service orderAn order that says how a party is to be served with an application or other documents related to the proceedings. In a civil dispute or a rental dispute, an applicant will need to consider asking for a substituted service order if they do not have a physical address for the respondent. Find out about lodging and serving documents.

WitnessA person who can give evidence at a hearing. Find out about witness statements.