Complete Guide to Being a Landlord in Western Australia (2026)

Provide the property in a reasonable state of cleanliness and repair at the start of the tenancy, and ensure it is fit for the tenant to live in.

Maintain the property in a reasonable state of repair throughout the tenancy. This includes structural elements, plumbing, electrical, and all inclusions listed in the lease.

Lodge the tenant's bond with the Bond Administrator within 14 days of receiving it. The bond is held by the Bond Administrator — not by the landlord.

Provide the tenant with a copy of the signed tenancy agreement, a completed property condition report, and a copy of the 'Renting a Home in WA' guide published by Consumer Protection.

Respect the tenant's right to quiet enjoyment of the premises. You must not interfere with the tenant's use of the property or enter without proper notice except in a genuine emergency.

Arrange emergency repairs as soon as possible after being notified. Emergency repairs include burst water services, gas leaks, electrical faults that cause danger, serious roof damage, and flooding.

Ensure all safety obligations are met, including functioning smoke alarms on every level of the property.

Give at least 60 days written notice before a rent increase. Unlike most states, WA allows rent increases once every 6 months for periodic tenancies — not once per 12 months.

Right to a property that is reasonably clean, in good repair, and fit for habitation at the start of and throughout the tenancy.

Right to quiet enjoyment — the landlord must not interfere with the tenant's peaceful use of the premises.

Right to receive at least 60 days written notice before a rent increase takes effect. In WA, rent can be increased once every 6 months for periodic tenancies.

Right to apply to the Magistrates Court if they believe a rent increase is excessive.

Right to have their bond lodged with the Bond Administrator and returned at the end of the tenancy (less any agreed deductions).

Right to request emergency repairs and have them arranged as soon as possible, or to arrange them at the landlord's expense if the landlord fails to act.

Right to receive at least 72 hours written notice before a routine inspection.

Right to compensation for any loss suffered as a result of the landlord failing to comply with their obligations under the Residential Tenancies Act 1987.

You must give the tenant at least 72 hours written notice before a routine inspection. This is longer than most other states and reflects WA's stronger tenant privacy protections.

Inspections can only be conducted between 8am and 6pm on any day other than a Sunday or a public holiday. Entry on Sundays or public holidays requires the tenant's agreement.

You may conduct up to 4 routine inspections per year. The first inspection cannot occur before the tenant has been in the property for at least 3 months.

During the inspection, check the general condition of the property — maintenance issues, cleanliness, and any items requiring attention. You should not search through the tenant's personal belongings or storage areas.

If you use a property manager, they will conduct inspections on your behalf and provide a written condition report after each visit. Review these reports promptly and action any maintenance items identified.

If the property has a pool or spa, check that safety barriers and gates remain compliant and undamaged. Defects in pool safety equipment must be rectified immediately — not deferred until the next inspection.

Smoke alarms must be installed on every level of the property. Hard-wired alarms are required in properties built after 1 July 1997. Battery-powered alarms must have a non-removable 10-year battery or be connected to a 240V power supply in older properties.

The property must be structurally sound and free from known safety hazards, including unstable balconies, damaged flooring, or exposed wiring.

Swimming pools and spas must comply with the Building Regulations 2012 (WA) and the relevant Australian standards for safety barriers. A valid certificate of barrier compliance is required for all pools.

Gas appliances and installations must be maintained and safe. All gas work must be carried out by a licensed gas fitter. Faulty gas installations must be repaired before the property is occupied.

Electrical systems must be safe and maintained. While annual electrical safety checks are not mandated in WA, landlords are liable for injuries or loss caused by unsafe electrical installations.

Asbestos-containing materials in properties built before 1990 must be managed appropriately. If asbestos is present, a management plan is required, and the tenant must be informed.

Keep copies of all tenancy agreements, property condition reports (entry and exit), and any signed variations or special conditions.

Retain bond lodgement receipts from the Bond Administrator and records of any bond claims or disputes at the end of each tenancy.

Maintain a log of all repair and maintenance requests — date reported, nature of the issue, action taken, costs incurred, and copies of any invoices or receipts. This documentation is essential in Magistrates Court proceedings.

Keep copies of all written notices served on the tenant — rent increase notices, breach notices, entry notices, and notices to terminate — along with proof of delivery (e.g., registered post receipt or email confirmation).

Store records of all safety compliance work, including smoke alarm testing logs, pool safety inspection reports, and any gas or electrical safety certifications.

Retain all written and electronic correspondence with the tenant for the duration of the tenancy and for a reasonable period after it ends. WA disputes go to the Magistrates Court rather than a specialist tribunal, so a clear paper trail is especially important.

Standard home insurance does not cover tenanted investment properties. You need a dedicated landlord insurance policy to cover rental default, tenant damage, public liability, and legal costs for Magistrates Court proceedings.

WA disputes are handled by the Magistrates Court rather than a specialist tribunal, which can involve higher legal costs. Ensure your landlord insurance includes adequate legal expenses coverage.

Building insurance covers the physical structure of the property. If you hold a mortgage, your lender will typically require building insurance as a condition of the loan.

Contents insurance for landlord-owned furnishings and appliances should be added to your policy if you lease the property furnished. Not all landlord policies include contents automatically.

Review your policy's coverage for rental default carefully — particularly whether it covers situations where the tenant abandons the property and leaves rent arrears. Policies differ significantly on how abandonment claims are handled.

Compare excess amounts across policies. In WA, where disputes go through the court system, the timeline for recovering losses can be longer than in states with specialist tribunals. A lower excess and higher coverage limits provide better protection.

Assuming rent can only be increased once per 12 months. In WA, rent can be increased once every 6 months for periodic tenancies — but you must still give 60 days written notice and the increase must be reasonable.

Not lodging the bond within 14 days of receiving it. Late lodgement is a breach of the Act and can expose you to penalties.

Giving insufficient notice before entering the property. In WA, you must give at least 72 hours notice for routine inspections — not 24 or 48 hours as in some other states.

Failing to complete a thorough property condition report at the start of the tenancy. Without a detailed entry condition report supported by photographs, you will have limited grounds to claim against the bond at the end of the tenancy.

Not acting promptly on repair requests. If you fail to arrange emergency repairs as soon as possible, the tenant may arrange the repairs themselves and seek reimbursement from you or the bond.

Attempting to evict a tenant without following the correct legal process. In WA, disputes go to the Magistrates Court — not VCAT or QCAT. Ensure you understand the court filing process and required notice periods before taking action.

Failing to provide required documents at the start of the tenancy. You must give the tenant a signed copy of the agreement, a completed property condition report, and the Consumer Protection guide.

For periodic tenancies, you can issue a Notice to Terminate without grounds, but you must give at least 60 days written notice. The tenant is not required to leave on the specified date — if they remain, you must apply to the Magistrates Court for a possession order.

For fixed-term tenancies, the lease ends on the specified date. If you do not want the tenancy to continue, you should give the tenant at least 30 days notice before the end of the fixed term. If neither party acts, the tenancy rolls into a periodic agreement.

If the tenant breaches the agreement (e.g., non-payment of rent, causing damage, or using the property for illegal purposes), you can issue a breach notice. If the breach is not remedied within the notice period, you can apply to the Magistrates Court for termination.

For rent arrears, you can issue a breach notice once rent is 7 days overdue. The tenant has 7 days to pay the outstanding amount. If they do not, you can apply to the Magistrates Court for a termination order.

WA does not have a specialist tenancy tribunal. All disputes are heard by the Magistrates Court. This means eviction proceedings follow court procedures, which can be more formal and time-consuming than tribunal processes in other states.

Self-help eviction — changing locks, removing belongings, or cutting off services — is illegal in WA and can result in significant penalties and compensation orders. The only lawful route to regain possession is through the Magistrates Court.

In WA, the bond is held by the Bond Administrator. At the end of the tenancy, the landlord and tenant complete a joint bond claim form. If both agree on the distribution, the refund is processed promptly.

If you wish to claim against the bond for unpaid rent, cleaning, or damage, you must lodge a claim with the Bond Administrator. If the tenant disputes the claim, the matter is referred to the Magistrates Court for determination.

Fair wear and tear is the gradual deterioration from normal use — minor scuffs, faded curtains, and worn carpet in high-traffic areas. Tenant damage includes stains, burns, holes, and breakages caused by negligence or misuse.

The property condition report completed at the start of the tenancy is your primary evidence in a bond dispute. Compare it with the exit report and dated photographs from both inspections. If the entry report was not thorough, your claim may be weakened.

Disputed bond matters in WA go to the Magistrates Court rather than a specialist tribunal. Be prepared to present condition reports, photographs, repair invoices, and correspondence as evidence. Court proceedings can take longer than tribunal proceedings in other states.

Make only reasonable and proportionate claims. Attempting to charge for pre-existing damage, normal wear, or improvements that were already needed before the tenancy will likely result in your claim being dismissed — and the court may award costs against you.