VCAT: Four Letters That Make Everyone Nervous

VCAT: Four Letters That Make Everyone Nervous

A No-Nonsense Guide For Tenants, Landlords, and Property Managers.

Ah yes… VCAT.

Four letters that can strike fear into the hearts of tenants, landlords, and property managers alike 😅

Some people hear “VCAT” and immediately think:

  • Courtrooms

  • Judges with gavels

  • Endless paperwork

  • And someone definitely “losing”

The reality?
VCAT is much more common, much less scary, and far more practical than most people expect.

Let’s break it down — plainly, honestly, and without the legal mumbo jumbo.

What Is VCAT, Really?

VCAT stands for the Victorian Civil and Administrative Tribunal.

In plain English?
It’s an independent body that steps in when people can’t reach an agreement on their own.

VCAT deals with lots of everyday issues, but in real estate, it’s commonly used for:

- Bond disputes

- Rent arrears

- Repairs and maintenance issues

- Notices to vacate

- Compensation claims

- Property damage disputes

It’s not about punishment.
It’s about resolution.

Think of it as:

“Alright, let’s put everything on the table and have someone impartial make a call.”

Who Can VCAT Help? (Short Answer: Everyone)

One of the biggest myths is that VCAT “sides” with one group.

In reality, VCAT exists to assist all parties, depending on the circumstances.

🏠 Tenants might go to VCAT for:

  • Bond disagreements

  • Repairs that weren’t carried out

  • Rent increase disputes

  • Challenging a notice to vacate

  • Compensation claims

🧑‍💼 Landlords might go to VCAT for:

  • Rent arrears

  • Property damage

  • Breaches of the rental agreement

  • Ending a tenancy lawfully

  • Compensation following a tenancy

🗂️ Property Managers attend:

  • Present evidence

  • Ensure correct processes were followed

  • Support either party appropriately

  • Keep matters factual and organised

VCAT isn’t about “winning” — it’s about balancing rights, responsibilities, and evidence.

What Actually Happens at VCAT?

Nope, it’s not like TV.

Most hearings:

  • Relatively informal

  • Held in meeting-style rooms

  • Focused on discussion and evidence

  • Run by a VCAT Member (not a judge with a gavel)

You’ll usually be asked:

  • What happened?

  • What evidence supports that?

  • What outcome are you seeking?

Emails, photos, inspection reports, invoices, rent ledgers — these matter far more than emotion or frustration 📂

The Truth No One Loves Hearing: VCAT Can Be Unpredictable

Even with strong evidence, outcomes aren’t guaranteed.

VCAT decisions can vary because:

  • Every case is assessed individually

  • Small details can carry significant weight

  • Different Members may interpret situations differently

  • Evidence quality matters more than intention

Sometimes you’ll leave thinking:

“That makes complete sense.”

Other times:

“Well… that wasn’t what I expected.” 😐

This unpredictability affects tenants, landlords, and agents alike — and it’s normal.

The Cost Side of VCAT (Because Money Matters)

Let’s talk dollars 💸

VCAT is designed to be accessible, but it’s not always free.

Application Fees

Most applications involve a lodgement fee, which varies depending on:

  • The type of application

  • Who is applying

  • Whether concessions apply

To get a general idea of current fees, VCAT provides a clear breakdown here:
👉 https://www.vcat.vic.gov.au/fees

This is a helpful starting point to set expectations before lodging an application.

Can You Recover Costs?

Sometimes — but not automatically.

VCAT usually only orders costs to be paid when:

  • A party has acted unreasonably

  • There’s been unnecessary delay

  • A claim or defence had little merit

In most cases, each party covers their own costs — so it’s best not to assume reimbursement.

Preparing Financially (So Nothing Comes as a Shock)

Beyond the application fee, it’s worth considering the bigger picture.

Preparation helps when you:

  • Understand the amounts being claimed

  • Know what evidence supports those amounts

  • Accept that VCAT may award all, part, or none of a claim

VCAT outcomes often land somewhere in the middle — realistic expectations go a long way here.

What Property Managers Do Before VCAT (More Than You’d Think)

VCAT hearings don’t just “happen” — there’s significant preparation behind the scenes.

Property managers typically:

  • Review the full tenancy timeline

  • Gather condition reports and photos

  • Compile rent ledgers and invoices

  • Prepare evidence bundles

  • Confirm notices and processes were served correctly

  • Ensure claims are reasonable and defensible

In short:
📌 Organisation beats opinion every time at VCAT.

Strong preparation can make or break a case — even when the issue itself is valid.

What You Can Do to Strengthen Your Position

Your role matters too.

Whether you’re a tenant or landlord, helpful steps include:

  • Keeping communication in writing

  • Responding promptly to requests

  • Providing documents early

  • Supplying photos, invoices, or records

  • Staying factual (hard, but effective)

VCAT focuses on:
✔️ What happened
✔️ What can be proven
✔️ What’s fair under the circumstances

Less emotion. More evidence.

A Simple VCAT Prep Checklist ✔️

Before heading to VCAT, it helps to ask yourself:

  • ☑️ Do I understand what I’m applying for (or responding to)?

  • ☑️ Do I have supporting evidence (emails, photos, reports, invoices)?

  • ☑️ Are my claims realistic and clearly explained?

  • ☑️ Have I reviewed the VCAT fees and possible outcomes?

  • ☑️ Do I know what result I’m actually seeking?

A little preparation can significantly reduce stress — and surprises.

Is Going to VCAT “Bad”?

Not at all.

VCAT is:

  • A normal part of renting and owning property

  • A structured way to resolve disputes

  • Designed to keep disputes from becoming personal or messy

It doesn’t mean someone has “failed”.
It just means a decision was needed.

A Few Handy Resources (Because Google Can Be a Rabbit Hole)

If you’d like to read more or check official guidance, these are trustworthy starting points (and far less stressful than random forum advice):

(Just remember: online info is general — your situation is always unique.)

When to Ask for Advice (Hint: Earlier Is Better)

Whether you’re a tenant, landlord, or property manager:

  • Don’t wait until the hearing notice arrives

  • Don’t rely solely on “what happened to my friend”

  • Don’t assume silence means agreement

A quick conversation early can:

  • Clarify your options

  • Avoid unnecessary applications

  • Save time, money, and stress

And sometimes… just give peace of mind ☕

Let’s Talk Real Estate — Without the Courtroom Drama

At Us Real Estate, we believe real estate works best when people actually understand what’s going on.

VCAT, legislation, notices, timelines — they can all feel overwhelming.
Our role is to help translate that into plain English, realistic expectations, and clear next steps.

Whether you’re:

  • A tenant needing clarity

  • A landlord wanting guidance

  • Or someone who just received a letter and thought “uh oh” 😬

We’re happy to talk it through — no pressure, no judgement.

Your VCAT & Property Support Team

📞 Tamika Thurgood – 0401 431 484
✉️ [email protected]

📞 Us Real Estate Reception – (03) 8762 0128
✉️ [email protected]

✨ Here’s to understanding VCAT with less stress, clearer expectations, and a lot fewer “what does this even mean?” moments — one conversation, one explanation, and one step forward at a time. 🏡