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Just because you put the rent up with this tenant doesn't mean it needs to stay that way if/when they vacate. Hopefully they stay and pay the money!

10% on a $200pw property is unlikely to be challenged, they will likely just move if they don't like it. If it is challenged, CAV determines market rent and I'd say $20 with gardening included would be fine (obviously not knowing the property). Unfortunately your PM is kind of correct in...

90 plus postage, which is anywhere from 3-5 business days depending on the day it's served. I've just checked VCAT online and if it was served today via registered post, the expiry date would be 5th February. It automatically calculates it for you, so your PM should be able to tell you the...

What you've said sounds like a Victorian lease. If the lease ends Feb, you probably still have time to issue a 90 day end of lease NTV (less likely to be challenged at VCAT than a 120), but it must expire on the lease expiry date. After a NTV is served, a tenant can give 14 days notice...