The Landlord's Complete Guide to WA Tenancy Law in 2026
One of the most common things I hear from new landlord clients is this: 'I didn't realise there was so much to it.'
WA's Residential Tenancies Act is comprehensive, and the obligations on landlords are specific, right down to the number of days' notice required for different types of entry, the timeframes for completing certain maintenance, and the precise process for increasing rent. Get these wrong, and you're exposed to disputes, bond claim rejections, or formal complaints to the Department of Mines, Industry Regulation and Safety (DMIRS).
This guide covers the key obligations every Perth landlord needs to understand in 2026. It's not a substitute for legal advice, and property legislation can change but it will give you a solid foundation.
And it will help you understand why having an experienced property manager isn't just convenient, it's your compliance safety net.
Entry Notices: The Rules Many Landlords Get Wrong
As a landlord, you do not have an automatic right to enter your rental property whenever you like. The WA Residential Tenancies Act sets out specific notice requirements that must be followed.
For routine inspections, you must provide a minimum of 7 days' written notice, and inspections can only be conducted at reasonable times (not between 6pm and 8am, and not on Sundays or public holidays without the tenant's consent). You are also limited to no more than 4 routine inspections per year.
For maintenance or repairs, you must give at least 72 hours' notice — though less notice may be appropriate in a genuine emergency (a burst pipe, a gas leak, or another urgent situation affecting safety or the property's habitability).
Entering without proper notice is a breach of the Act and can form the basis of a formal complaint. This is an area where property managers earn their fee — proper notice management is automatic, documented, and legally compliant.
Bond: How It Works and What You Can Claim
The security bond must be lodged with the Bond Administrator (Bonds WA) within 14 days of receiving it from the tenant. Holding bond in a private account is not permitted under WA law — this is a common mistake made by landlords who self-manage.
At the end of a tenancy, you may claim against the bond for unpaid rent, cleaning costs, damage beyond fair wear and tear, and any other costs that arise from the tenant's failure to meet their obligations under the lease.
You cannot claim for fair wear and tear. This is a distinction many landlords find frustrating — a worn carpet from several years of normal use is not claimable, whereas a carpet stained or damaged through misuse may be. The line isn't always obvious, which is why a thorough entry and exit condition report is essential.
If the tenant disputes the bond claim, the matter goes to the Magistrates Court. A well-documented condition report — with photographs — is your most powerful protection.
Maintenance Obligations and Response Times
Landlords have a legal obligation to maintain the rental property in a reasonable state of repair. This isn't optional, and it isn't just good practice — it's a legal requirement under the Act.
For urgent repairs (matters affecting health, safety, or the property's security), the obligation to act promptly is significant. WA legislation provides that a tenant may arrange for urgent repairs up to a specified dollar limit if the landlord fails to act — and the landlord may then be liable for those costs.
Urgent repairs include: burst water service, failure of gas supply, dangerous electrical fault, flooding, fire damage, failure of a cooling system in extreme heat, or any issue that makes the premises unsafe or insecure.
For non-urgent maintenance, there is no fixed legislative timeframe, but unreasonable delay can be raised as a dispute. Industry best practice is to have non-urgent maintenance completed within 14–21 days of being reported.
At PRS, all maintenance is logged the moment it's reported. Our trades network means fast turnaround, and every job is tracked from report to completion with owner communication throughout.
Rent Increases: Rules, Timing, and Notice Requirements
Since amendments to WA tenancy law in 2023, landlords on fixed-term leases are generally limited to one rent increase per year. This applies to both fixed-term and periodic tenancies.
You must provide a minimum of 60 days' written notice before any rent increase takes effect. This notice must specify the new amount and the date it applies.
Importantly, rent cannot be increased during a fixed-term lease unless the agreement explicitly allows for it and specifies either the increase amount or the method of calculation. A standard fixed-term agreement that doesn't include this clause cannot be used to increase rent mid-tenancy.
Landlords who get this wrong, and there are many who do, risk having the increase set aside by the Magistrates Court.
Condition Reports: Your Legal Protection
An entry condition report must be completed at the start of every tenancy. Under WA law, both the landlord (or property manager) and the tenant should complete and sign this report, and any disputes about the property's condition at the start of the tenancy are resolved by reference to it.
A thorough condition report covers every room, fixture, fitting, and appliance — with written descriptions and photographs. Anything not documented on entry is assumed to be in good condition, which means you cannot later claim for it at exit.
At Perth Rental Specialists, our condition reports are comprehensive, photographed, and stored securely. They're completed at every tenancy commencement and compared directly with the exit report — giving you a clear, documented record that protects your investment.
Why a Good Property Manager Is Your Compliance Safety Net
Reading through this list, it's easy to see why compliance causes anxiety for landlords who self-manage — especially those who are managing their property from interstate or overseas.
A professional property manager doesn't just handle the day-to-day of tenancy management. They ensure every notice is served correctly, every inspection is booked and documented within the legal framework, every maintenance request is tracked, and every rent increase follows the proper process.
You don't have to become a tenancy law expert. That's what your property manager is for.
Perth Rental Specialists manages every aspect of tenancy compliance on behalf of our clients. You never have to wonder whether you're exposed — because we're making sure you're not.
READY TO GET STARTED?
Stop worrying about tenancy compliance. Perth Rental Specialists manages every legal obligation on your behalf — notices, bonds, condition reports, maintenance timelines, and more. Contact us today for a free appraisal and find out how we take compliance completely off your plate.
Book your free appraisal at perthrentalspecialists.com.au or call Elyse on 0460 342 026