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

Provide the property in a reasonable state of cleanliness and repair at the commencement of the tenancy and ensure it is fit for habitation.

Maintain the property in a reasonable state of repair throughout the tenancy, taking into account its age and character.

Lodge the tenant's bond with Consumer and Business Services (CBS) within 1 business day of receiving it. This is one of the shortest lodgement windows in Australia — failure to lodge on time is a breach of the Act.

Provide the tenant with a copy of the signed tenancy agreement, a completed property condition report, and any other prescribed documents.

Respect the tenant's right to quiet enjoyment. You must not interfere with the tenant's occupation of the premises and must give proper written notice before entering.

Arrange emergency repairs as soon as possible. Emergency repairs include burst water services, gas leaks, serious roof damage, and any fault that makes the premises unsafe or uninhabitable.

Give at least 60 days written notice before a rent increase takes effect. Rent can only be increased once in any 12-month period.

Comply with all safety obligations, including ensuring smoke alarms are installed and in working order on every level of the property.

Right to a property that is clean, reasonably maintained, 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 possession of the premises.

Right to receive at least 60 days written notice before a rent increase takes effect, and rent can only be increased once per 12 months.

Right to apply to SACAT to challenge a rent increase they believe is excessive.

Right to have their bond lodged with Consumer and Business Services 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 urgent repairs themselves and recover the reasonable cost from the landlord.

Right to receive at least 7 days written notice before a routine inspection.

Right to compensation for any loss suffered as a result of the landlord's failure to meet their obligations under the Residential Tenancies Act 1995.

You must give the tenant at least 7 days written notice before a routine inspection. The notice must specify the date, time, and purpose of the inspection.

Inspections must be conducted between 8am and 8pm on any day. Unlike some other states, SA does not restrict inspections to weekdays or prohibit them on Sundays — however, you should be reasonable about timing.

You may conduct up to 4 routine inspections per year. Conducting more than 4 without the tenant's written consent is a breach of their rights under the Act.

During the inspection, focus on the condition of the property — maintenance issues, safety compliance, and lease obligations. Do not search through the tenant's personal storage areas or belongings.

If you use a property manager, review their inspection reports promptly. Any maintenance issues identified during inspections should be actioned as soon as possible — unresolved issues can be used as evidence against you in SACAT proceedings.

The tenant is entitled to be present during inspections. If they request a specific time within the permitted inspection window, accommodate them where practical.

Smoke alarms must be installed on every level of the property and be in working order. You must test smoke alarms before the start of each tenancy and replace batteries or units as required.

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

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

Electrical systems must be safe and maintained. While SA does not mandate annual electrical safety checks, landlords are legally liable for injuries or damage caused by unsafe electrical installations.

Swimming pools and spas must comply with the Swimming Pools (Safety) Act 1972 (SA) and the relevant Australian standards for safety barriers. A valid compliance certificate is required.

The property must be free from mould and damp caused by building faults. Addressing moisture and ventilation issues promptly is both a legal obligation and essential to protecting the building's structural integrity.

Window safety measures are required in multi-storey properties where there is a risk of a child falling. Windows must be fitted with devices that restrict opening to no more than 125mm.

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

Retain bond lodgement receipts from Consumer and Business Services and records of any bond claims, partial refunds, or disputes at the end of the tenancy.

Maintain a log of all repair and maintenance requests — date reported, nature of the issue, actions taken, costs incurred, and any supporting invoices or receipts. This is critical evidence if a matter goes to SACAT.

Keep copies of all formal notices served on the tenant — rent increase notices, breach notices, entry notices, and termination notices — along with proof of delivery.

Store records of all safety compliance work, including smoke alarm testing logs, pool safety inspection reports, and any gas or electrical work carried out at the property.

Retain all written and electronic correspondence with the tenant for the duration of the tenancy and for a reasonable period after it ends. In SACAT proceedings, documented communication history is often the deciding factor.

Standard home insurance does not cover tenanted investment properties. You need a dedicated landlord insurance policy covering rental default, tenant damage, public liability, and legal expenses for SACAT proceedings.

Rental default coverage is particularly important in SA. Policies vary significantly in how many weeks of lost rent they will cover — compare options carefully and choose a policy that reflects your risk tolerance.

Building insurance covers the structure of the property. If you hold a mortgage, your lender will generally require building insurance as a loan condition. Check whether your policy covers tenanted properties and has adequate coverage limits.

If you lease the property furnished, add contents coverage for landlord-owned furnishings and appliances. Confirm whether your policy covers malicious damage caused by the tenant, and what the process is for making a claim.

Legal expenses coverage within a landlord policy can offset the cost of SACAT applications, hearings, and any legal representation required for complex disputes.

Compare excess amounts, waiting periods for rental default claims, and exclusions around pre-existing damage. A policy with a low premium but high excess or significant exclusions may leave you exposed to large out-of-pocket costs.

Missing the 1-business-day bond lodgement deadline. SA has the strictest bond lodgement requirement in Australia. Lodging even one day late is a breach of the Act and can expose you to penalties.

Giving insufficient notice for rent increases. The minimum is 60 days written notice, and rent cannot increase more than once per 12 months. An invalid notice has no effect, and the tenant can apply to SACAT for a refund of any overpayment.

Entering the property with less than 7 days notice. SA requires a minimum of 7 days written notice for routine inspections — more than most other states. Entry with insufficient notice is a breach of the tenant's rights.

Not completing a thorough property condition report at the start of the tenancy. Without a detailed, signed entry condition report backed by photographs, your ability to claim against the bond for damage is seriously compromised.

Failing to arrange emergency repairs as soon as possible. If you do not act promptly, the tenant can arrange the repairs themselves and recover the reasonable cost from you.

Attempting to evict a tenant without following the correct legal process. In SA, residential tenancy disputes are heard by SACAT. You must obtain a SACAT order before taking possession of the property.

Not providing required documents at the start of the tenancy. You must give the tenant a signed copy of the agreement, a completed condition report, and any other prescribed materials.

For periodic tenancies, you can give the tenant a notice of termination without grounds, but you must give at least 90 days written notice. This is one of the longer no-grounds notice periods in Australia.

For fixed-term tenancies, the lease ends on the specified date. If you do not wish to renew, you must give the tenant at least 28 days notice before the end of the fixed term. If neither party acts, the tenancy rolls into a periodic agreement.

If the tenant is in breach of 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 SACAT for a termination order.

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 SACAT for termination.

SACAT is the dispute resolution body for residential tenancy matters in SA. All applications for termination orders, compensation, and bond disputes are heard by SACAT. Filing fees are modest, but hearings require evidence and preparation.

Self-help eviction — changing locks, removing belongings, or cutting off utilities — is illegal in SA and can result in significant penalties and compensation orders. The only lawful path to regain possession is through a SACAT termination order.

If the tenant has abandoned the property, you must follow the statutory process for dealing with abandoned goods. This involves specific notice requirements before you can dispose of or sell any items left behind.

In SA, the bond is held by Consumer and Business Services. At the end of the tenancy, you and the tenant complete a bond refund form. If both agree on how the bond should be distributed, the refund is processed promptly.

If you wish to make a claim against the bond for unpaid rent, cleaning, or damage, you must lodge a claim with Consumer and Business Services. If the tenant disputes the claim, the matter is referred to SACAT for determination.

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

The entry condition report is your most important evidence in a bond dispute. Compare it with the exit report and dated photographs from both inspections. If the entry report was not thorough or was not signed by the tenant, your claim may be weakened significantly.

SACAT will consider the condition reports, photographs, repair invoices, and any relevant correspondence when determining a disputed bond claim. Present your evidence clearly and ensure it is organised chronologically.

Be proportionate with your claims. Claiming for pre-existing damage, normal wear, or cleaning costs where the property was returned in an acceptable state will likely result in your claim being dismissed. Unreasonable claims can also affect your credibility in other aspects of the dispute.