This article is general information only and does not constitute financial or tax advice. Consult a qualified tax professional for advice specific to your situation.
Key takeaways
- Rent increases in WA are limited to once every 12 months and require 60 days' written notice on Form 10.
- The pet bond cap rose to $350 on 28 March 2026, and you must respond to a tenant's pet request within 14 days or it is taken as approved.
- Bonds must be lodged with the Bond Administrator within 14 days, and a new release process now applies if you want to claim against it.
- Mains-powered smoke alarms with battery back-up are required in every rental, with infringements of up to $5,000 for non-compliance.
- Tenants can make a prescribed list of minor modifications without your prior consent, but you can require professional restoration at the end of the lease.
If you own a rental property in Perth, Mandurah, Bunbury or anywhere else in Western Australia, the rules for self-managing landlords have moved a long way in the last two years. Two waves of reform to the Residential Tenancies Act have changed how rent increases work, what you can do about pets, how minor modifications get approved, and the way bonds are released at the end of a tenancy.
The most recent shift came on 28 March 2026, when a new bond release process took effect alongside an increase in the pet bond cap. If you bought your investment property before any of this and have not refreshed your understanding, you are exposed to disputes you do not need.
Here is what every WA landlord should know in 2026, written for the person managing one or two properties without a full-time agent.
The Residential Tenancies Act 1987
Almost everything below sits under the Residential Tenancies Act 1987 (WA) and the Residential Tenancies Regulations 1989. Consumer Protection WA enforces the rules and runs the Bond Administrator that holds every residential bond in the state.
The recent reforms have been rolled out in two phases. Phase one passed Parliament on 16 April 2024, with most provisions live by 29 July 2024. Phase two, dealing with the bond release process and an updated pet bond cap, commenced on 28 March 2026. There is more to come, with Consumer Protection still developing recommendations on minimum housing standards and disclosure obligations for a future phase.
You do not need to memorise the legislation, but you do need to know what each rule expects of you. Get the basics wrong and you can lose at the Magistrates Court, void your insurance, or pay fines.
Rent Increases: Once Every 12 Months
You can only raise the rent once every 12 months, and you must give at least 60 days' written notice using Form 10 (Notice to Tenant of Rent Increase). The same frequency rule applies whether the agreement is fixed-term or periodic.
There is one wrinkle worth knowing. Agreements signed before 29 July 2024 that have a written-in rent increase schedule are allowed to keep that schedule until the agreement ends. Once the lease renews, the 12-month spacing rule kicks in.
The notice has to spell out the new amount and the date it starts. If a tenant thinks the increase is excessive, they can challenge it through the Magistrates Court using comparable rents and property condition as evidence. Plenty of landlords get pushback on increases that look high relative to the suburb. Use a rental yield calculator and check Domain or REIWA medians for your suburb before you set the new figure. Our when to raise the rent guide also walks through how to communicate the change without losing a good tenant.
Bonds: Lodgement, Limits, and the New Release Process
Bonds in WA are held by the Bond Administrator at Consumer Protection. The maximum bond you can ask for is four weeks' rent, unless the property rents above $1,200 per week, in which case there is no statutory cap. You must also limit rent in advance to two weeks.
Bonds must be lodged with the Bond Administrator within 14 days of receipt. If you fail to lodge on time, you can be fined and the bond may be ordered released to the tenant.
The big change in 2026 is the new release process. Any party (you, the tenant, or your agent) can apply to release the bond. If you want to claim against it, you must categorise your claim under specific headings: damage, cleaning, rent owed, or the others listed in the application. The Bond Administrator notifies all other parties on the bond and gives them 14 days to approve or dispute the claim. If there is disagreement, the Commissioner can now determine the outcome instead of every case going to court. Either party can appeal a Commissioner's determination to the Magistrates Court within seven days.
For self-managing landlords, this means your evidence at the end of a tenancy needs to be sharper than it used to be. Vague claims will not survive. Photo records from the entry condition report, dated maintenance receipts, and a clean trail of communication carry the day. Our guide on end of lease inspections covers what to capture and how to present it.
Pets: Reasonable Grounds Only
Tenants can now request to keep a pet at the property and you cannot refuse without "reasonable grounds" as defined by the Commissioner. You have 14 days to respond to a written request. If you do not, the request is taken to be approved.
Reasonable grounds include things like the property being unsuitable for the pet, strata by-laws prohibiting it, or a genuine risk of damage that cannot be addressed by a pet bond. "I just don't want pets" is not a reasonable ground.
The pet bond cap rose from $260 to $350 on 28 March 2026 and the bond can now be used for any pet-related damage, not just fumigation. The new cap applies to new agreements signed from that date. If you have an existing tenancy with a $260 pet bond, you can only top it up to the new cap at the next rent increase or when you approve an additional pet. You can also include conditions like requiring professional cleaning or pest treatment at lease end, as long as they are reasonable.
Minor Modifications
Tenants can make a prescribed list of minor modifications without prior consent. The list covers things like picture hooks, child safety devices, replacement LED globes, and basic furniture anchors. Anything beyond the prescribed list (painting, security cameras, fixed shelving) requires your written consent, and you cannot unreasonably refuse.
You can require the property to be restored to its original condition at the end of the lease, which the tenant pays for. As with pets, document the agreed scope before approval to avoid arguments later.
Smoke Alarms and Safety Switches
WA requires mains-powered smoke alarms with battery back-up before any sale, rent or hire of a residential property. They must comply with Australian Standard 3786 and be placed to protect every sleeping area on every level. Battery-only 10-year alarms are only permitted where mains wiring is genuinely impossible (think concrete ceilings or flat roof construction).
You as the landlord are responsible for ensuring the alarms remain compliant. The tenant is only on the hook for swapping a 9-volt battery if it is easily accessible. Penalties for non-compliance run up to $5,000 for landlords offering a dwelling for hire, plus the bigger risk of a fire claim being denied by your insurer.
Two RCDs (residual current devices, also called safety switches) must be installed on the switchboard before sale, rent or hire, covering the property's circuits. Testing is your responsibility.
Tracking It All
Compliance in WA is not complicated, but it is constant. Bond lodgement deadlines, smoke alarm checks, pet request response windows, rent increase timing, and the new claim categories all need a reliable record. A spreadsheet works until the day a tenant disputes the bond and you are scrambling for a maintenance receipt from 18 months ago.
This is where propkt fits in. Track property expenses so your tax-deductible expense claim at EOFY reflects the real numbers. Set reminders for compliance dates. Keep tenancy and bond records together so end-of-lease decisions are based on facts, not memory.
If you want to sense-check whether the rent you are charging covers your costs, the break-even rent calculator gives you a number in 30 seconds. And if your property is in a higher-value bracket, the land tax calculator shows your annual liability under WA's threshold.
Frequently Asked Questions
How much notice do I need to give for a rent increase in WA?
At least 60 days' written notice using Form 10 (Notice to Tenant of Rent Increase). You can only increase the rent once every 12 months, and the same rule applies to both fixed-term and periodic agreements.
What is the maximum bond a WA landlord can charge in 2026?
Four weeks' rent for properties renting at $1,200 per week or less. There is no statutory cap above that threshold. Pet bonds are capped separately at $350 since the 28 March 2026 reforms.
Can I refuse a tenant's request to keep a pet in WA?
Only on reasonable grounds approved by the Commissioner for Consumer Protection. You have 14 days to respond to a written pet request. If you do not respond, consent is taken to be given automatically.
What are the smoke alarm rules for WA rental properties?
Mains-powered smoke alarms with battery back-up must be installed before any sale, rent or hire of a residential property. Landlords are responsible for keeping them compliant. Tenants only handle the 9-volt battery where it is accessible.
What changed in WA on 28 March 2026?
A new bond release process took effect. Any party can now apply to release the bond, landlords must categorise their claims against it, and the Commissioner can determine disputes instead of cases automatically going to court. The pet bond cap also increased from $260 to $350.
Tracking rental compliance across one or more WA properties? propkt helps self-managing landlords stay on top of bond lodgement, smoke alarm checks, rent increase timing, and tax-deductible expenses. Get started free.