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VCAT deadlines, forms & process

Victorian Civil and Administrative Tribunal

Residential tenancies, owners corporation, domestic building, and consumer claims. TribunalReady tracks every statutory clock, reads your tribunal letters automatically, and walks you through the VCAT process — built for self-represented people.

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What makes Victoria different

Bond, compensation, repairs and excess-rent disputes now start at Rental Disputes Resolution Victoria (RDRV) before VCAT; building disputes go through DBDRV first. VCAT has no internal appeal panel — appeals run to the Supreme Court.

What VCAT handles

Residential tenancies
Residential Tenancies Act 1997 (Vic)
Up to $40,000
Goods and services (consumer claim)
Australian Consumer Law and Fair Trading Act 2012 (Vic)
Owners corporation
Owners Corporations Act 2006 (Vic)
Building and construction (domestic)
Domestic Building Contracts Act 1995 (Vic)
Retail and commercial leases
Retail Leases Act 2003 (Vic)
Planning
Planning and Environment Act 1987 (Vic)
Guardians and administrators
Guardianship and Administration Act 2019 (Vic)
Powers of attorney
Powers of Attorney Act 2014 (Vic), Pt 8
Co-owned land and goods
Property Law Act 1958 (Vic)
Review and regulation (admin review)
VCAT Act 1998 (Vic) + the empowering enactment
Unreasonable flow of water between properties
Water Act 1989 (Vic), ss15–21 & s157(1)

Get the front door right

The most common way a self-rep loses time is starting at the wrong place. In Victoria, some disputes must clear an upstream step before VCAT will hear them.

Rental Dispute Resolution Victoria (RDRV) first
Required first
Since 23 June 2025, bond, compensation, repairs, excessive-rent and rent-increase matters must START at RDRV / myRDRV, not VCAT. Conciliation is consensual; if unresolved the matter is auto-prepared and listed for a VCAT Member in the SAME case — no certificate, no separate VCAT application, no re-file clock. Possession, notices to vacate, breach-of-duty and family-violence matters still go straight to VCAT.
Consumer and Planning Legislation Amendment (Housing Statement Reform) Act 2024 (Vic), amending VCAT Act 1998 / RTA 1997; RTA s44
DBDRV / BPC Certificate of Conciliation (domestic building)
Required first
Refer the dispute to the chief dispute resolution officer (formerly DBDRV, now the Building and Plumbing Commission) and obtain a Certificate of Conciliation (issued even if assessed unsuitable). Attach it to the VCAT application. Exception: seeking an injunction.
Domestic Building Contracts Act 1995 (Vic) s45 (referral), s45F (cert if unsuitable), s56 (cert required for VCAT), s57 / s57A
Owners corporation internal complaints process
Required first
Complete the OC's internal complaints/grievance process first: written complaint → 'Notice to rectify breach' (28 days to remedy) → final notice (further 28 days).
Owners Corporations Act 2006 (Vic) Pt 11 (secondary sources cite ss152, 155, 156)
Consumer Affairs Victoria / DSCV conciliation (optional)
Strongly expected
Optionally ask the Director of Consumer Affairs Victoria / DSCV to refer the matter to conciliation. Optional, not compulsory.
Owners Corporations Act 2006 (Vic) s160
VSBC s87 certificate (retail/commercial leases)
Required first
Attach a VSBC s87 certificate (mediation/ADR failed or is unlikely to resolve). Carve-outs (no certificate): solely recovering outstanding rent; seeking an injunction; non-retail commercial tenancy; enforcing a VSBC settlement.
Retail Leases Act 2003 (Vic) s87
ASIC extract for a business respondent (goods & services)
Required first
An ASIC company/business-name extract must be attached for any business/company respondent or the application cannot progress; it is also the source of the correct service address. CAV referral is optional.
VCAT — Apply (Goods and services)
Objection during the council permit process (planning objector review)
Required first
To have standing to seek objector review you must have lodged an objection during the council permit process. Miss the council window = no VCAT standing.
Planning and Environment Act 1987 (Vic) s82
Interstate / Commonwealth party → a court, not VCAT
Goes to a court instead
VCAT cannot hear a matter with an interstate-resident party, the Commonwealth as a party, or a matter requiring federal law — issue in a court instead (Magistrates'/County/Supreme; residential tenancy → Magistrates' only). This is a diversion, not a clearable gate.
Meringnage v Interstate Enterprises; Thurin v Krongold (VCAT is not a Chapter III court)

Deadlines that bite

These are the clocks VCAT runs. Miss one and you can lose the right, the money, or the chance to be heard.

Request written reasons after oral reasons (Tribunal then has 45 days; for renting, ask at/before the decision)
VCAT Act 1998 (Vic) s117
Re-open / set aside an order made in your absence (14 days; 28 days for guardianship/POA/medical-treatment)
VCAT Rules 2018 (Vic) r4.24(1), under VCAT Act 1998 (Vic) s120
Appeal to the Supreme Court on a question of law — leave required; VCAT has NO internal appeal panel
VCAT Act 1998 (Vic) s148
RTBA bond auto-release — lodge an RDRV/VCAT application disputing the claim within 14 days of RTBA notification, or the bond is paid as claimed
RTA 1997 (Vic) ss411A–411AD (pay-out-as-claimed s411AC)
Notice to vacate — non-payment of rent (≥14 days owing): minimum 14 days
RTA 1997 (Vic) s91ZM
Building-action longstop: 10 years (extendable to 15)
Building Act 1993 (Vic) s134; VCAT Act 1998 (Vic) s77
Institute the appeal once leave is granted (Trial Division track) [VERIFY subsection + Court of Appeal track]
VCAT Act 1998 (Vic) s148
Non-fault notice to vacate (sale, repairs/renovation, demolition, change of use, owner moving in, compulsory acquisition): minimum 90 days
RTA 1997 (Vic) ss91ZX–91ZZC (raised 60→90 days on 25 Nov 2025; end-of-fixed-term 'no reason' notices abolished)
Challenge a notice to vacate at VCAT within 30 days of it being given (after 30 days needs a s126(2)(b) waiver)
RTA 1997 (Vic) s91ZZU; VCAT Act 1998 (Vic) s126(2)(b) (South Port v Ng [2022] VCAT 614 — runs from 'given')
Renter's notice of intention to vacate — termination date not less than 28 days after notice (reduced periods e.g. family violence)
RTA 1997 (Vic) s91Z

What it costs to file

Bond, repairs, rent at RDRV (the renter front door)
Most renter disputes must start at RDRV/myRDRV, not VCAT.
$0 (free)
Goods & services claim up to $3,000
Health Care Card holder pays $0 for civil claims ≤ $15,000.
$74.10$0 concession
Goods & services claim $3,001–$15,000
$247.10$0 concession
Goods & services claim $15,001–$100,000
$553.10
Residential tenancies — retained matter (possession/breach)
Derived from the fee regs — confirm on the VCAT fee calculator.
≈ $129.40$0 concession

VCAT fees are a 3-input model (tier × claim size × case type) in fee units ($16.81), re-indexed each 1 July. The ≈$129.40 RT figure is not yet verified off a live page.

Figures as at 1 July 2025 (FY2025/26). Source: official VCAT fees. Fees re-index — confirm the current amount before you lodge.

Help & official resources

Every link below goes to an official Victoria source — VCAT (or the court or commissioner that actually hears your matter), the bond authority, free legal help, and the governing law.

Official links sourced and checked June 2026. Government sites move from time to time — if a link has changed, search the tribunal’s name plus the page title.

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TribunalReady is not a law firm. This page is information, not legal advice. Statutory periods and fees are amended and CPI-indexed from time to time — verify on the tribunal’s official website before you lodge.

VCAT deadlines, forms & process

Victorian Civil and Administrative Tribunal