Endorsements

All residential tenancy agreements (leases) have standard terms.

The standard terms are in schedule 1 of the Residential Tenancies Act 1997.

A lessor and a tenant can agree to include other terms in their residential tenancy agreement. A term that is inconsistent with a standard term must be endorsed by ACAT before it can be enforced by the lessor or the tenant. If an inconsistent term is not endorsed by ACAT, it cannot be enforced.

Before signing a residential tenancy agreement, it is important to read the agreement and get any advice you need.

Before you apply

Both the tenant and the lessor must have a discussion about the lease and agree to include any inconsistent term. If there is more than one tenant or lessor, then every lessor and/or tenant must agree to the inconsistent terms. The ACAT cannot endorse a term that was obtained by fraud or improper influence.

The ACAT will not endorse a term that is unclear or ambiguous. Any term requiring the tenant and/or lessor to do something should specify:

  • What should be done
  • By lessor/ or tenant
  • By when.

The parties should make sure they understand what happens if it isn’t done.

How to apply

To ask ACAT to endorse an inconsistent term, the lessor and the tenant, or their authorised representative (such as a real estate agent) should:

The lessor and the tenant or their authorised representative must both sign the application. If the form is signed by an authorised representative (such as an agent), you also need to lodge an authority to act for an individual form [PDF 708KB] (for an individual) or an authority to represent a corporation (for a company or other organisation). Read our information on representation and advice.

There is no fee for this application.

How to fill in application for endorsement

In Part 1 of the application for endorsement [PDF 754KB] write the lessor’s details. If there is more than one lessor attach a separate page to the application with the details of the other lessors. Tick the box to tell us if the lessor is a private lessor, or a social, community, crisis or transitional housing organisation.

In Part 2, write the tenant’s details. If there is more than one tenant attach a separate page to the application with the details of the other tenants.

Fill in Part 3 if you are an authorised representative (such as an agent). If you have an authorised representative, we will communicate with them.

Write the address of the rental property in Part 4.

Part 5 of the application for endorsement [PDF 754] asks you to write the number of the inconsistent term you want endorsed in column 1 and the number of the standard residential tenancy term it is inconsistent with in column 2. The numbers in column 1 must be the numbers of the inconsistent terms in the residential tenancy agreement

In Part 6 provide details of the discussion or negotiation and the signing of the residential tenancy agreement and any other information. This could be the physical characteristics of the premises, the lessor’s or tenants financial or personal circumstances or whether the ACAT has endorsed the inconsistent term before.

In Part 7 let us know when you are not available to attend ACAT and any assistance you need.

Part 8 asks each party to certify the information in the application form and sign it. The application for endorsement must be made jointly by the lessor and the tenant. The application form must be signed by both the lessor and the tenant, or their authorised representative.

Before lodging the application, work through the checklist below to make sure your application is ready:

  • Application form is correctly filled out and signed by every lessor and tenant, or their representative.
  • The residential tenancy agreement (lease) signed by the lessor and the tenant is attached and each inconsistent term you want endorsed is numbered.
  • If you are an authorised representative, the power of attorney or authority to act for a corporation appointing you is attached.
  • If you are lodging in hard-copy, two copies of the application form and attachments are attached.

What to expect

Once the application is lodged ACAT will consider the application to assess if it is suitable for consent orders to be made without a hearing. However, if ACAT requires further information, we will:

  • send the lessor and tenant a letter. If the information is not provided the application may be dismissed; or
  • hold a short hearing (about 15 minutes) so that ACAT can discuss the application with the lessor and tenant. If this happens, we will send you a letter with the time and date of the hearing, and information about how to take part.

ACAT will only endorse terms which are freely consented to, clear and unambiguous.  If there is uncertainty about the meaning of a term, or the circumstances of entering into the agreement, ACAT will list the application for a short hearing.

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.