WA Tenancy Laws for Landlords: 2026 Rules and Rent Reforms

Residential tenancies in Western Australia are governed by the Residential Tenancies Act 1987 and its regulations, and the rules changed significantly under the state’s rent reforms. Today, rent can only be increased once every 12 months, tenants can ask to keep pets and make minor modifications, rent bidding is banned, and bond disputes run through a streamlined release process. Further changes, including replacing “no-grounds” terminations, have been announced but have no start date yet (Consumer Protection WA, updated 4 May 2026).

This guide summarises the rules WA landlords most often ask about. It is general information, not legal advice; check Consumer Protection WA or speak with your property manager about your situation.

How often can rent be increased in WA?

Rent can only be increased once every 12 months (Consumer Protection WA). The increase must be allowed for in the lease, and the tenant must receive proper written notice. Plan rent reviews around the anniversary of the last increase, and base the new rent on current comparable rentals; our rental appraisal guide explains how achievable rent is assessed.

Can tenants keep pets in WA rentals?

Tenants may keep a pet with the landlord’s approval, and a landlord can only refuse on the grounds set out in the law. The landlord has 14 days to respond to a pet request; if they do not respond, the request is treated as approved. The maximum pet bond is $350, and it can cover pet damage, not just fumigation (Consumer Protection WA). Our guide to pets in rental properties in WA covers the request form, refusal grounds and conditions in detail.

Can tenants make changes to a rental property?

Tenants can ask to make minor modifications, such as small changes that make a home safer or more personal. The same 14-day response rule applies, and a request is treated as approved if the landlord does not respond in time (Consumer Protection WA). Respond in writing, and record any conditions, such as restoring the property at the end of the tenancy.

Is rent bidding allowed in WA?

No. Tenants cannot be pressured into paying more than the advertised rent (Consumer Protection WA). Advertise a fixed rent and choose between applicants on suitability, not on offers to pay more.

How does bond release work now?

Under the streamlined process, any party can apply to have the bond released. A landlord claiming part of the bond must state what the claim is for, such as damage or unpaid rent. If the claim is disputed, the Commissioner decides, and either party then has seven days to appeal to the Magistrates Court. Paper applications are accepted until 31 December 2026 (Consumer Protection WA). Good ingoing and outgoing condition reports are what make a claim succeed.

How often can a landlord inspect a rental in WA?

Routine inspections are limited to four a year, with proper written notice to the tenant. Our guide to routine rental inspections in WA sets out the notice periods, what to check and how to record it.

Can a landlord retaliate against a tenant?

No. A landlord or agent who punishes a tenant for exercising their rights, for example by issuing a notice after a repair request, can be challenged in court (Consumer Protection WA). Keep every decision tied to a documented reason.

What changes are coming in the next stage of WA’s rent reforms?

Consumer Protection WA lists further reforms that have been announced without a commencement date (Consumer Protection WA):

• replacing no-grounds terminations with specific reasonable grounds
• minimum standards for rental homes
• clearer maintenance and repair obligations
• information that must be given before a lease is signed
• protections for tenancy applications and applicants’ personal information

We track these changes for every property we manage and update landlords before anything takes effect.

What does this mean for landlords?

Most compliance problems come from missed deadlines and weak records, not bad intent. A 14-day response clock, a 12-month rent cycle and a bond claim that rests on condition reports all reward a disciplined process. That is the work our property management team does every week; our fee schedule is published in full.

Frequently asked questions

How much notice is needed for a rent increase in WA?

The lease must allow the increase, the tenant must receive proper written notice, and rent can only rise once every 12 months. Check Consumer Protection WA for the current notice period before issuing one.

Can a landlord refuse a pet in WA?

Only on the grounds allowed by law. Landlords have 14 days to respond, and a request is treated as approved if they do not.

What is the maximum pet bond in WA?

The maximum pet bond is $350, and it can be used for pet damage as well as fumigation.

Have no-grounds evictions been abolished in WA?

Replacing no-grounds terminations with reasonable grounds is part of the next stage of reforms, which has been announced without a start date.