Routine Inspection South Australia 2026: 4-Per-Year Cap, 2-Hour Window Rule & PM Checklist

Routine inspections in South Australia are governed by section 72 of the Residential Tenancies Act 1995 (SA). That provision sets out when a landlord or property manager may enter a tenanted property for a general inspection, the frequency limits that apply, the notice requirements, the permitted entry hours, and the consequences of non-compliance.

The regulator is Consumer and Business Services (CBS) SA — the state government agency responsible for administering the Residential Tenancies Act 1995. CBS SA publishes guidance for landlords, property managers, and tenants on all aspects of tenancy law, including entry rights and inspection procedures. Their website (cbs.sa.gov.au) is the authoritative source for current guidance and the latest prescribed forms.

South Australia's inspection framework underwent significant reform on 1 July 2024, when amendments to the Residential Tenancies Act 1995 came into force. The most consequential change for property managers was the introduction of a hard cap on the number of routine inspections permitted per year — a change that fundamentally altered the frequency of inspections for agencies that had previously been conducting inspections every four weeks. Understanding the July 2024 changes is essential for any SA property manager, because relying on pre-2024 practice is a compliance breach.

Beyond the frequency cap, SA has two requirements that distinguish it from most other Australian states: a double-sided notice window (both a minimum and a maximum), and the requirement to specify a 2-hour arrival window in the notice — not just a general time of day. Both of these are covered in detail below.

For SA-specific obligations around condition reports and bond evidence, see SA condition report requirements and SA bond evidence requirements. For the SACAT dispute process, see SACAT bond dispute guide SA.

Before 1 July 2024, South Australia's Residential Tenancies Act 1995 (SA) allowed routine inspections no more frequently than once every four weeks. Over a 12-month period, that permitted up to 13 routine inspections — the highest frequency allowed anywhere in Australia. The July 2024 amendments to section 72 replaced that rolling minimum interval with a hard annual cap: no more than 4 routine inspections per 12-month period, regardless of the interval between them.

The practical effect of the change is significant. An agency that had been conducting quarterly inspections (4 per year) was unaffected in terms of total count. But an agency that had been inspecting every 6 or 8 weeks — a practice that was lawful under the old rules — moved immediately into non-compliance once the cap took effect.

The 12-month period in the Act is not a calendar year. It is a rolling 12-month window anchored to the tenancy. If you inspected in March, June, September, and December, you have used your 4 permitted inspections. The next routine inspection cannot occur before the following March — regardless of whether it is a new calendar year.

SACAT — the South Australian Civil and Administrative Tribunal — retains the power to order additional inspections beyond the 4-per-year cap if it considers it appropriate. This provision exists for situations where the landlord has a documented, legitimate reason to inspect more frequently — for example, a tenancy that has shown a pattern of property damage or non-compliance. An order from SACAT is required; the landlord or property manager cannot unilaterally increase the frequency on the basis of a perceived concern.

For agencies transitioning from pre-2024 practices, a practical audit of each property's inspection history is worthwhile. If a property was inspected more than 4 times in any rolling 12-month period after 1 July 2024, that is a record to note — and it means the inspection schedule needs to be recalibrated to comply with the current cap going forward.

SA's 4-per-year cap now aligns with NSW and the Northern Territory. It is less restrictive than Victoria (once per 6 months) and the ACT (twice per year), and matches WA and Queensland in allowing a quarterly inspection rhythm. For agencies managing properties across SA and Victoria, the difference in frequency requires separate scheduling.

South Australia's notice framework for routine inspections differs from most other Australian states in two specific ways: the notice period has both a minimum and a maximum, and the notice must specify a 2-hour arrival window rather than just a time of day.

The 7-to-28-day notice window. Written notice must be given not less than 7 days and not more than 28 days before the proposed date of entry. The minimum of 7 days is common across most states. The maximum of 28 days is specific to SA and is a requirement that agencies operating across multiple states sometimes overlook. If you serve a routine inspection notice 35 or 40 days in advance — a practice that might seem reasonable if you are planning ahead — that notice does not comply with section 72 of the Act. The notice must be re-served within the compliant window.

The 2-hour window requirement. Unlike NSW, Victoria, and Queensland, where the notice specifies a time of day with a reasonable margin, South Australia requires the notice to specify a 2-hour period during which the property manager will arrive. For example, the notice might specify that entry will occur between 10am and 12pm, or between 2pm and 4pm. Importantly, the 2-hour window must fall within the permitted entry hours of 8am to 8pm, Monday to Saturday.

The consequence of arriving outside the specified 2-hour window is significant: entry is unauthorised, regardless of whether valid notice was otherwise served. If you specified an arrival window of 10am to 12pm and you arrive at 12:30pm, that entry is not authorised under section 72. This is a stricter standard than most other states, and it requires realistic scheduling. Do not specify a window unless you are confident you can attend within it — and if circumstances change (traffic, a previous appointment running long), contact the tenant and reschedule rather than arriving late.

What the notice must contain. CBS SA's Notice to Enter Premises form (updated July 2024) covers all the required elements: the property address, the reason for entry (routine inspection), the proposed date of entry, and the 2-hour window during which entry will occur. Using the CBS SA form ensures compliance with the content requirements of section 72. If you use your agency's own notice template rather than the CBS form, confirm that all required elements are present before serving it.

Delivery method. Notice can be delivered in writing by email, post, or hand delivery. Email delivery is widely used and generates a useful timestamp; retain the sent confirmation. If delivering by post, allow for delivery time in addition to the 7-day minimum period — a letter posted on Monday and received Thursday effectively gives only 4 days' notice for an inspection the following Monday, which does not comply. Building the post delivery time into your scheduling is important for SA agencies that use posted notices.

There is no requirement in SA to serve notice using a specific numbered form (unlike WA, which requires Form 19). However, CBS SA publishes an official Notice to Enter Premises form, and using it is sound professional practice.

Section 72 of the Residential Tenancies Act 1995 (SA) restricts routine inspection entry to between 8am and 8pm, Monday to Saturday. Entry on Sundays and public holidays is not permitted for routine inspections unless the tenant provides their agreement.

South Australia's 8am to 8pm window is broader than most other states. NSW allows entry until 8pm; WA restricts entry to 6pm; Victoria restricts entry to 6pm. SA's extended window to 8pm gives property managers more scheduling flexibility, particularly for tenants who are unavailable during standard business hours.

The 2-hour window specified in the notice must fall entirely within the 8am to 8pm range. A notice that specifies an arrival window of 7pm to 9pm does not comply, because 9pm falls outside the permitted entry hours. The 2-hour window must be fully contained within the 8am to 8pm range.

For Saturday inspections, the same rules apply — entry between 8am and 8pm is permitted, with a 2-hour window specified in the notice. Saturday inspections are fully lawful under SA law, subject to the notice requirements being met. Most SA agencies include Saturday inspection slots for tenants who cannot accommodate a weekday inspection, which aligns with the Act's intention to avoid undue inconvenience.

If the proposed inspection time falls on a public holiday — even if it is a Monday or another weekday — entry is not permitted without the tenant's agreement. If you have served a notice for a date that subsequently becomes a public holiday (for example, an additional public holiday is declared), you should contact the tenant to reschedule. Relying on the original notice for a day that is now a public holiday creates a compliance risk.

Practical scheduling note: given the 28-day maximum notice window, SA property managers often work to a rolling 3-month inspection schedule with notices served 3 to 4 weeks in advance. This is a workable cadence that respects both the 7-day minimum and the 28-day maximum, and aligns with the 4-per-year frequency cap.

The July 2024 amendments to South Australia's Residential Tenancies Act 1995 introduced specific rules about photography and video recording during property inspections — rules that apply to routine inspections, SACAT-ordered inspections, prospective tenant and purchaser viewings, and breach-remedy checks.

The core requirement is that if a property manager intends to take photographs or video that may later be distributed or published — for example, photos in a property listing, images shared with the landlord, or video included in an inspection report — the tenant must be given at least 7 days' written notice that photography or video will occur during the entry.

In practice, this means your routine inspection notice should address photography if you intend to photograph during the inspection. If your standard routine inspection process includes taking photos of the property's condition — as it should, for documentation purposes — include a statement in your notice that photography will occur and that the photos may be distributed to the landlord or retained on file.

The legislation does not require tenant consent before taking photos; it requires advance written notice that photography may occur and may be distributed. If you give that notice alongside the inspection notice, you are compliant.

For condition reports and routine inspections, CBS SA guidance makes clear that taking photos without providing this notice — when those photos are then distributed or published — is a breach. The safe approach is to include the photography disclosure in every routine inspection notice as a standard element.

Note that photos of a tenant's personal belongings may have additional sensitivity. While the Act does not create a blanket prohibition on photographing the property's interior (which will inevitably include some tenant belongings), focusing photography on the property's structural and fixed elements — walls, ceilings, floors, fixtures, fittings — rather than the tenant's personal items is the professional standard and reduces the risk of complaints about privacy.

If you are uncertain about the photography requirements as they apply to your agency's specific inspection practices, Consumer and Business Services (CBS) SA is the appropriate contact — they provide a free inquiry service for landlords and property managers.

A routine inspection in South Australia covers the full property — interior and exterior — to document its condition for the landlord and to identify maintenance issues that need attention. Work through the following checklist consistently at each inspection. Consistent documentation across inspections builds the evidentiary record that protects the landlord's interests at SACAT if a bond dispute arises at the end of the tenancy.

Exterior and grounds. Check the condition of the roof and gutters from ground level — look for blocked downpipes, displaced tiles, or visible damage. Inspect the fence, gates, and any external storage structures. Assess the garden, lawn, or paved areas the tenant is responsible for maintaining. Check for pest activity, graffiti, or structural damage to the external building fabric. Note the letterbox condition and any outbuildings.

Entry and hallways. Inspect walls and ceilings for cracks, water staining, or marks. Check floor surfaces — carpet, tiles, or timber — for wear, staining, or damage. Test all light switches in the entry area. Confirm the front door lock and any security screen are functioning correctly.

Kitchen. Open the oven and inspect for excessive build-up. Check the cooktop, rangehood, and rangehood filter. Test the hot and cold water taps. Open all cupboard doors and drawers. Check under the sink for moisture or leaks. Inspect benchtops, splashback, and sink condition.

Living and dining areas. Check walls, ceilings, and floors. Test all windows for operation and confirm locks are functional. Inspect window coverings — blinds or curtains — for damage. Note any damage to built-in shelving, fireplaces, or heating/cooling units.

Bedrooms. Check walls, ceilings, and floor surfaces. Open built-in wardrobe doors and inspect shelving and rods. Test windows and confirm locks are working. Check blind cord restraint devices — important in any room where children may sleep or play.

Bathrooms and wet areas. This is the highest-risk area for mould in South Australia's climate. Check ceilings above showers, tile grout lines, silicone seals around baths and showers, and the exhaust fan (test it operates). Run showers and check for drainage issues. Inspect under vanity units and around toilet bases for moisture. Check the condition of shower screens and bath frames.

Laundry. Inspect washing machine connections for leaks or wear. Check taps and drainage. Test the exhaust fan or ventilation. Look for moisture behind or around the washing machine if accessible.

Garage and outbuildings. Check the garage door operation. Inspect floor surfaces for oil staining or damage. Review the condition of any storage shelving or workbenches. Check external walls and roof if accessible.

Safety compliance obligations continue throughout the tenancy, and incorporating them into every routine inspection is both good professional practice and an effective way to build a documented safety record that matters if a serious incident occurs. For SA property managers, the key safety areas are as follows:

Smoke alarms. Test every smoke alarm in the property by pressing the test button and confirming it sounds. South Australia requires photoelectric smoke alarms in rental properties under the Planning, Development and Infrastructure (General) Regulations 2017 — ionisation-type alarms do not comply. New builds and extensions with multiple alarms must have interconnected alarms, but existing rental properties are required to have functional photoelectric alarms in the required locations. Any alarm that does not respond to the test button is an urgent maintenance item that should be reported to the landlord immediately, not carried forward to a future visit. Record the location of each alarm, the test date, and whether it responded. See the smoke alarm compliance guide for SA-specific installation requirements.

Safety switches (RCDs). Check whether the switchboard has residual current devices (RCDs or safety switches) installed. While South Australia has not mandated RCDs across all existing rental properties in the same way as some other states, their presence is an important safety feature. If an RCD is present, a brief test (pressing the test button) confirms it is operational; any RCD that fails to trip should be escalated to a licensed electrician. Any switchboard that shows signs of deterioration, exposed wiring, or fault indicators should be flagged as a maintenance item. See gas and electrical safety compliance for rental properties for the SA compliance context.

Security. Test the main door deadlock and any security door or grille. Confirm all accessible window locks are functional. South Australia's minimum standards for rental properties include security requirements — a window or door lock that is inoperable is both a security risk and a potential compliance breach. See SA minimum standards for rental properties for the full requirements.

Pool or spa safety barrier. If the property has a pool or spa, inspect the perimeter fence gate for self-closing and self-latching operation. Check that no climbable objects are within the exclusion zone. Pool safety barrier compliance carries significant liability implications for non-compliance in all Australian states. See the pool safety compliance guide for SA-specific requirements.

Blind cord safety. Confirm that blind cord restraint devices are fitted and functional in all rooms with window blinds, particularly in rooms used by children. This is a specific safety requirement and a practical one that is easy to check and easy to document.

Gas appliances. If the property has gas heating, hot water, or cooking, note the condition of any visible gas fittings, flexible connections, and ventilation in the area of the appliance. Unusual smells or visual signs of deterioration near gas appliances should be escalated to the landlord as a maintenance matter that may require a licensed gas fitter.

The routine inspection report serves a different purpose from the condition report. The entry condition report establishes the baseline at the start of the tenancy. The exit condition report is the document against which bond claims are assessed. The routine inspection report sits between them, providing a timestamped, mid-tenancy record of the property's condition and any maintenance or compliance issues identified.

For SACAT proceedings, a series of well-documented routine inspection reports showing the property's condition over the tenancy substantially strengthens a landlord's bond claim by establishing when a change in condition first appeared, whether the landlord took reasonable steps to maintain the property, and whether the tenant was notified of issues during the tenancy. A report that says "bathroom — satisfactory" for eight inspection cycles and then suddenly identifies significant damage at exit is a harder argument than a series of reports showing the progression of a maintenance issue.

What makes a SACAT-ready inspection report. First, a condition summary for each room and area, using consistent ratings and specific notes. "Primary bathroom ceiling: mould patch approximately 15cm x 10cm directly above shower, tenant verbally advised and noted in report" is useful evidence. "Bathroom: some mould" is not.

Second, photographs attached to specific rooms and items, not uploaded as a general folder. A dated photograph labelled "Primary bathroom ceiling — mould noted 15/04/2026" is useful evidence. An unlabelled folder of 60 images is not.

Third, a maintenance action log. Any item identified as requiring attention should note the specific action: reported to landlord on [date], repair arranged for [date], to be re-checked at next inspection. This converts the inspection report into a management tool as well as a document.

Fourth, prompt delivery. Send the report to the landlord within 24 to 48 hours of the inspection, and to the tenant where required or as a matter of practice. An inspection report that sits unsent for two weeks loses its currency and raises questions about the accuracy of its date.

For bond dispute purposes, see SACAT bond dispute guide SA and SA bond evidence requirements for what SACAT expects in terms of documentation.

A tenant who has received a valid notice under section 72 of the Residential Tenancies Act 1995 (SA) — with not less than 7 days and not more than 28 days' written notice, with a 2-hour window falling between 8am and 8pm on a Monday to Saturday, on a non-public-holiday — does not have a legal right to refuse a routine inspection. If the tenant is simply not home when you arrive within the specified 2-hour window, you may enter using the landlord's key, complete the inspection, and send the report to both the landlord and the tenant.

If the tenant has contacted you before the inspection to request a change of time, assess whether the reason creates a genuine inconvenience. Accommodating a reasonable request — rescheduling by a week, shifting from a morning to an afternoon window — is both legally consistent with the Act's requirement to avoid undue inconvenience and professionally sound. Confirm any agreement in writing and re-serve the notice for the new date and time.

If the tenant physically prevents entry — refuses to answer the door, has changed the locks, or verbally instructs you to leave — do not force access under any circumstances. Forcing entry is a breach of the Act regardless of the notice served. Document the failed access attempt: note the date, time, the 2-hour window that was specified in the notice, and what occurred when you arrived. Notify the landlord immediately.

For persistent access refusal, contact CBS SA for guidance. CBS SA provides a free inquiry service for landlords and property managers. For formal escalation, the appropriate avenue is SACAT — a property manager or landlord can apply to SACAT for an order permitting inspection. Do not simply absorb a failed inspection as an accepted outcome: access refusal after valid notice is a breach of the tenancy agreement and should be documented and escalated.

A practical note: the 2-hour window requirement makes good communication especially important. If you are running late and will not arrive within the window, call or message the tenant to let them know, and reschedule rather than arriving outside the notified window. Entering after the 2-hour window has closed — even by a short margin — is an unauthorised entry under SA law.

For property managers working across multiple states, understanding how SA's routine inspection framework differs from the other large states prevents compliance breaches that arise from applying one state's rules to another.

Frequency. SA's 4-per-year cap (since July 2024) aligns with NSW and WA. Victoria allows only 2 inspections per year — significantly less. Queensland and the Northern Territory allow 4 per year. The ACT allows only 2 per year (plus inspections in the first and last month of a tenancy). Tasmania allows 4 per year. SA's frequency is mid-range by Australian standards.

The 2-hour window requirement. This is SA-specific. No other Australian state requires the notice to specify a 2-hour arrival window as a mandatory element, with the consequence that arriving outside the window is an unauthorised entry. NSW, Victoria, QLD, and WA all require a time window in the notice, but the specific 2-hour framing with the strict arrival consequence is distinctive to SA. If your agency manages properties in NSW and SA with a common notice template, confirm the SA version includes the 2-hour window explicitly.

The 28-day maximum notice period. SA and WA (Form 19 requires 7–14 days) are the only states with a maximum notice period as well as a minimum. Giving more than 28 days' notice in SA is non-compliant. NSW, VIC, QLD, ACT, TAS, and NT have only a minimum notice requirement.

Entry hours. SA's 8am to 8pm window (Mon–Sat) is broader than WA (8am–6pm), VIC (8am–6pm), and QLD (8am–6pm). It matches NSW's 8am to 8pm window.

Photography. SA and NSW both have specific photography notice requirements that took effect in 2024. Other states do not have comparable requirements. Check that your inspection software and notice templates include the SA photography disclosure.

For detailed guides on other states, see routine inspection NSW guide, routine inspection Victoria guide, routine inspection QLD guide, and routine inspection WA guide.

Consumer and Business Services (CBS) SA — the primary regulator for residential tenancy disputes, licensing, and compliance guidance in South Australia. The CBS SA website (cbs.sa.gov.au) publishes the Notice to Enter Premises form, fact sheets, the Tenant Information Guide, and the prescribed condition report form. CBS SA operates a free inquiry service for landlords, property managers, and tenants.

South Australian Civil and Administrative Tribunal (SACAT) — the tribunal that hears residential tenancy disputes in South Australia, including bond claims, tenancy agreement breaches, and applications for additional inspections. SACAT's website (sacat.sa.gov.au) publishes forms, practice directions, and guidance on the hearing process. For bond disputes, SACAT typically holds a conference (mediation) before proceeding to a formal hearing. See the SACAT bond dispute guide for the full process.

Tenants' Information and Advocacy Service (TIAS) — the primary tenant advocacy service in South Australia, providing free advice and representation to tenants in SACAT proceedings. Property managers should be aware that TIAS advises tenants on their rights, including the inspection frequency cap and the 2-hour window requirement.

Real Estate Institute of South Australia (REISA) — the industry body for SA real estate professionals. REISA publishes professional standards guidance for property managers and provides training and CPD relevant to the 2024 tenancy law changes.

For SA-specific compliance topics relevant to property managers, see also:

• SA condition report requirements
• SA bond evidence requirements
• SA minimum standards for rental properties
• SACAT bond dispute guide
• Routine inspection notice requirements Australia