SA Rental Law Changes 2023–2026: What Property Managers Need to Know and Do Now

South Australia's residential tenancy laws have undergone the most significant overhaul in more than a decade. The Residential Tenancies (Miscellaneous) Amendment Act 2023 rolled out in stages from September 2023 through January 2026, and every phase has introduced obligations that require changes to how property managers handle applications, rent reviews, pet requests, and tenancy terminations.

For SA property managers, this is not a single change to absorb — it is a layered series of reforms with different commencement dates and different operational impacts. A rental application processed today must use Form A1, a prescribed form that restricts what information can be collected. A Notice to Vacate issued today must cite a specific prescribed statutory ground — a requirement that did not exist before July 2024. A pet request received this week triggers a formal statutory process under section 66C of the Residential Tenancies Act 1995 (SA), with an automatic-approval mechanism if the landlord fails to respond in time.

This guide works through the reforms in the order they took effect, focusing on what each change requires property managers to do differently. It is written as a practical compliance guide, not legal advice. For complex or borderline situations, contact Consumer and Business Services (CBS SA) at cbs.sa.gov.au, or consult a legal practitioner familiar with the Residential Tenancies Act 1995 (SA).

All references are to the Residential Tenancies Act 1995 (SA) as amended by the Residential Tenancies (Miscellaneous) Amendment Act 2023, together with the Residential Tenancies Regulations 2025, with guidance current as of June 2026.

Two early reforms took effect before the larger wave of changes in July 2024.

From 1 September 2023, rent bidding is prohibited in South Australia. Landlords and property managers cannot solicit, encourage, or accept offers of rent above the advertised price. Rental properties must be advertised at a fixed price, not a range. If a prospective tenant voluntarily offers to pay more than the listed rent, accepting that offer is a breach of the legislation — regardless of which party initiated the arrangement.

In practice, this means rental appraisals and listing prices must be set at the amount you actually intend to charge. Review your listing templates, application workflows, and any instructions given to prospective tenants at open inspections. No invitation — explicit or implied — to offer above the listed price should appear anywhere in your process.

From 1 March 2024, penalties under the Residential Tenancies Act 1995 (SA) increased. This applies to breaches across a range of obligations, including the rent bidding prohibition, non-compliance with bond rules, failure to meet maintenance and repair obligations, and other prescribed offences. CBS SA publishes current penalty rates at cbs.sa.gov.au. The practical consequence is that compliance failings that previously carried lower financial exposure now carry meaningfully higher risk.

For property managers, the March 2024 penalty increases are a signal to audit compliance on the basics — not just the high-profile July 2024 reforms. Bond lodgement, repair obligations, condition report requirements, and the rent bidding rules all carry penalty exposure if breached.

The most consequential change in the reform package took effect on 1 July 2024: South Australia abolished no-grounds terminations. Before this date, landlords and agents could end a tenancy without providing any specific reason — by issuing a notice to vacate that did not cite a particular ground. That option no longer exists.

From 1 July 2024, every Notice to Vacate issued by a landlord or agent in South Australia must cite a specific prescribed statutory ground. The Residential Tenancies Act 1995 (SA) and the Residential Tenancies Regulations 2025 set out the permissible grounds. Prescribed grounds fall into broad categories: grounds related to the property (demolition, major renovations requiring vacant possession, or the property being sold under a contract of sale); grounds related to the landlord's personal intentions (the landlord or a close family member intending to occupy the premises as their principal place of residence); and grounds related to tenant conduct (significant breach of the tenancy agreement, non-payment of rent, intentional or reckless damage to the property, or conduct that poses a genuine safety threat).

Where a tenancy is ended on grounds of demolition, major renovation, the landlord's own occupation, or sale under a contract of sale, the landlord is subject to a re-letting prohibition. The landlord cannot re-let the premises for residential use within six months of the date the notice was given, unless SACAT approves earlier re-letting. This provision is designed to prevent these grounds from being used as disguised no-grounds evictions — terminating on a stated ground and then immediately re-letting to a new tenant at a higher rent.

Evidence requirements also apply for certain grounds. Where a notice is issued on renovation, own-occupation, demolition, or sale grounds, the landlord may need to provide supporting evidence alongside the notice. CBS SA provides guidance on evidence requirements for each ground at cbs.sa.gov.au.

Retaliatory action protections introduced alongside the no-grounds abolition reinforce these obligations. A Notice to Vacate issued closely after a tenant exercises a legal right — making a complaint, requesting repairs, or applying to keep a pet — may be challenged at SACAT as retaliatory. Property managers should document the basis for every notice independently of any tenant conduct that preceded it.

Alongside the no-grounds abolition, SA's notice periods for landlord-initiated terminations changed significantly from 1 July 2024.

For fixed-term tenancies: a landlord who does not wish to renew a fixed-term agreement must give the tenant at least 60 days notice before the end of the fixed term. This is more than double the previous 28-day requirement. The notice must specify a prescribed ground and use the correct prescribed form, available from CBS SA at cbs.sa.gov.au.

For periodic tenancies: a landlord seeking to end a periodic tenancy must give at least 90 days notice. As with fixed-term non-renewals, the notice must cite a prescribed ground and use the applicable prescribed form.

Different prescribed forms apply depending on the ground. The Residential Tenancies Regulations 2025, which replaced the 2010 Regulations from 1 September 2025, introduced updated forms and added new termination grounds. Property managers should verify they are using the current prescribed form for each termination scenario — forms from before September 2025 may no longer be compliant. CBS SA maintains current forms at cbs.sa.gov.au.

Using an incorrect form, or failing to include required information, renders the notice defective. A defective notice may be challenged at SACAT and may require the landlord to restart the process with the correct form and notice period — substantially pushing out the possession date. This is particularly consequential given the extended notice periods now required.

For property managers, the extended notice periods require a much longer lead time from the landlord's decision to the date possession is recovered. For a periodic tenancy, the landlord needs to decide 90 days before requiring vacant possession — and that decision requires a valid prescribed ground. For a fixed-term non-renewal, the notice must go out at least 60 days before lease expiry with a stated ground. Planning conversations with landlords about tenancy end dates need to start substantially earlier than they did before July 2024.

Before 1 July 2024, pet ownership in SA rentals was entirely at landlord discretion, and blanket no-pets clauses in leases were routinely upheld. That changed with the introduction of formal tenant pet rights under section 66C of the Residential Tenancies Act 1995 (SA) — the first time SA tenants have had a statutory right to apply to keep a pet.

From 1 July 2024, a tenant may keep a pet at a rented property with the landlord's written approval. To seek approval, the tenant submits a written application to the landlord or agent. This triggers the statutory process under section 66C.

The landlord must respond in writing within 14 days of receiving the application. If the landlord does not respond within 14 days and does not apply to SACAT within that period, the pet request is automatically approved — the tenant may keep the pet without formal written consent. This automatic-approval mechanism is consistent with how pet rights frameworks operate in Queensland, Victoria, and Western Australia.

A landlord may only refuse a pet application on prescribed grounds. The prescribed grounds for refusal include: the premises not having suitable space or appropriate fencing for the type of pet; keeping the pet not complying with council requirements (such as a local law prohibiting certain animals); or the animal presenting an unacceptable risk to public safety. A general preference against pets, a blanket no-pets lease clause, or an undisclosed personal objection does not meet the prescribed threshold. Any refusal must identify and document a valid prescribed reason.

Where approval is given, the landlord may impose reasonable conditions. Examples of reasonable conditions include requiring that the pet be kept outside if it is not ordinarily an indoor animal, or requiring carpets to be professionally cleaned at the end of the tenancy if the pet was allowed inside. Conditions that are disproportionate or that effectively constitute a refusal through excessive requirements can be challenged by the tenant at SACAT.

For property managers, the operative change is that a pet refusal is no longer a default. When a pet request arrives: acknowledge receipt, assess the application against the prescribed grounds, and respond in writing within 14 days with either approval (with any conditions) or a documented refusal citing a valid prescribed ground. Do not instruct a landlord to simply refuse without identifying a valid ground.

The end-of-tenancy implication of pet approvals matters for condition reports. If a pet was approved and caused specific damage, that damage must be documented in the exit condition report and clearly distinguished from general fair wear and tear. A claim for pet-specific damage must be supported by the exit report, comparison photographs, and invoices or quotes. For guidance on documenting damage evidence effectively, see our guide to how to photograph rental damage for bond evidence.

Alongside the termination and pet reforms, 1 July 2024 also introduced strengthened minimum housing standards obligations in South Australia. The Residential Tenancies Act 1995 (SA), as amended, now explicitly requires landlords and agents to ensure that rental premises comply with minimum housing standards at the beginning of a tenancy.

The minimum standards themselves are set under the Housing Improvement Act 2016 (SA). They cover structural soundness, adequate lighting and ventilation in each habitable room, access to electricity, gas, water, and waste disposal, and premises being free from pests and vermin.

The July 2024 amendment strengthened the framework in two key ways. First, it placed a clear obligation on landlords and agents to verify compliance before a tenancy commences — standards compliance is not solely a reactive matter triggered by a tenant complaint. Second, it gave tenants the right to formally request urgent repairs to bring premises up to minimum standards, creating a documented obligation with a timeframe and making it easier for a tenant to escalate to SACAT if the issue is not addressed.

For property managers, the minimum standards obligation means that pre-tenancy inspections should include a systematic check against the standards. Letting a property that does not meet minimum standards creates both a compliance risk and penalty exposure. For the full checklist of SA minimum standards requirements, see our dedicated SA minimum standards guide.

Documenting minimum standards compliance in the entry condition report is also valuable. A report that records structural condition, lighting, ventilation, pest-free status, and the state of services at the start of the tenancy provides both a compliance record and a baseline for any future repair disputes.

Three further changes took effect from September 2025 through January 2026.

New Regulations from 1 September 2025. The Residential Tenancies Regulations 2025 commenced on 1 September 2025, replacing the 2010 Regulations that had been in place for fifteen years. The new Regulations updated the prescribed termination notice forms to reflect the post-July 2024 requirement for stated grounds. They also introduced a new termination ground: a landlord who has entered into a sales agency agreement with a registered real estate agent to sell the premises requiring vacant possession may now issue a Notice to Vacate on this basis. This ground was not in the original July 2024 reform package and fills a gap where a property is actively being marketed for sale before a contract is executed. The same re-letting restriction and evidence requirements that apply to other property-related grounds apply here. A further ground was introduced specifically for purpose-built student accommodation: where a student tenant does not respond to a lease renewal offer within 30 days, the landlord may terminate the fixed-term agreement on that basis.

Form A1 available from 1 September 2025. The prescribed Rental Application Form (Form A1) became available for voluntary use from 1 September 2025. Form A1 implements a National Cabinet agreement to standardise rental application processes across Australian states and territories. The form sets consistent questions for prospective tenants, restricts the personal information that can be requested, and creates a more transparent process. You cannot request tax file numbers, detailed bank statements beyond what is reasonably needed to verify income, or categories of information outside what the form permits. Each prospective tenant must complete a separate form — joint submissions for multiple applicants are not permissible under the prescribed form structure.

Form A1 mandatory from 1 January 2026. From 1 January 2026, every residential rental application in South Australia must use Form A1 or a compliant electronic equivalent. Using a proprietary agency form, a third-party platform form that has not been updated to comply, or an interstate form is not compliant. CBS SA publishes the current version of Form A1 at cbs.sa.gov.au.

Technical amendments from 15 January 2026. Minor technical changes to the Residential Tenancies Act 1995 (SA) took effect on 15 January 2026. These amendments ensured consistent treatment between fixed-term and periodic tenancies under the post-July 2024 termination framework, and extended the prescribed grounds for termination to all rooming house agreements, aligning rooming house rules with those applicable to general residential tenancies.

Several of the reforms that have taken effect since 2023 interact directly with condition report practice and bond documentation in ways that are worth understanding as a connected system.

Conduct-based terminations need condition report evidence. The no-grounds abolition means that terminations on tenant conduct grounds — significant breach, intentional damage, safety threats — require a documented evidentiary basis. The condition report record accumulated during the tenancy is a key part of that evidence. A routine inspection record that documents deteriorating condition, a specific item that was damaged, or a hazard that was reported and not remedied provides the foundation for a conduct-based Notice to Vacate. Sparse routine inspection records create uncertainty about when damage occurred and make it harder to substantiate the ground at SACAT.

Pet damage claims need specific exit documentation. When a pet was approved under section 66C and the exit condition report identifies pet-specific damage — scratching to floorboards, carpet staining, damage to garden fencing — that damage must be clearly linked in the exit report to the approved pet and the conditions imposed. Photographs of the specific items, close-up comparison with entry photos, and invoices or quotes for rectification are the standard of evidence needed to sustain a claim at SACAT. See our how to photograph rental damage for bond evidence guide for practical guidance on capturing this evidence.

Minimum standards must be documentable at entry. If a tenant later claims the premises did not meet minimum standards at the start of the tenancy — or applies for urgent repairs — the entry condition report is the primary record of the property's state at commencement. A thorough report that documents structural condition, lighting, ventilation, and pest-free status provides both a compliance record and a defence against retrospective claims.

Re-letting prohibition monitoring requires tenancy records. Where a tenancy is terminated on renovation, own-occupation, sale, or sales agency agreement grounds, the six-month re-letting prohibition runs from the date the notice was given — not the date possession was recovered. Property managers must track the notice date and ensure the property is not re-let within six months unless SACAT has approved earlier re-letting. The tenancy file, including the termination notice and the condition reports, documents the chain of events if compliance is ever queried. For the full picture of what documentation holds up in SA bond disputes, see our SACAT bond dispute guide.

If you have not reviewed your processes against the reforms since July 2024, here is a structured action list organised by the change that requires it.

Rent bidding. Audit every listing template and application workflow. No instruction — explicit or implied — should invite prospective tenants to offer above the listed price. Advertise at the price you intend to charge, not a range. This requirement has been in force since September 2023.

No-grounds termination abolition. Remove any Notice to Vacate template that does not require a prescribed ground to be recorded. Train every team member who issues notices that every notice must state a valid statutory ground. When a landlord asks you to end a tenancy, the first question is: what is the prescribed ground, and is there supporting evidence?

Extended notice periods. Update your workflow to build in sufficient lead time: for fixed-term non-renewals, initiate notice preparation at least 70 days before the required vacancy date (to comfortably meet the 60-day minimum). For periodic tenancies, build in at least 100 days. These lead times are substantially longer than before July 2024 and affect sale campaigns, renovation planning, and occupancy timelines.

Re-letting prohibition. When a tenancy is terminated on demolition, renovation, own-occupation, sale under contract, or sales agency agreement grounds, flag the six-month re-letting prohibition in your property record. A future instruction to re-let within that six-month window requires a SACAT application before it can proceed. Proceeding without one is a breach.

Pet requests. Establish a documented pet request process. Record the date the application was received, assess it against the prescribed grounds for refusal, and respond in writing within 14 days. Do not instruct a landlord to simply refuse without identifying a valid prescribed ground. Where conditions are imposed, record them in the tenancy file for enforcement at exit.

Minimum standards. Include a pre-tenancy minimum standards check in your routine for every new let. Document compliance in the entry condition report. If a property does not meet standards, resolve the issue before the tenancy commences.

Termination forms. Verify that your Notice to Vacate templates use the prescribed forms from the Residential Tenancies Regulations 2025, not the superseded 2010 Regulations. The new Regulations updated the forms, and forms predating September 2025 may not be compliant. CBS SA provides current forms at cbs.sa.gov.au.

Form A1. Confirm that your rental application process uses the current Form A1 as mandatory from 1 January 2026. If you use a third-party tenancy platform, verify with that provider that their application form is compliant. Using a non-compliant form is a breach regardless of intent.

The reforms that have taken effect since 2023 share a common theme: the quality of your documentation determines the outcome of disputes. Under the no-grounds termination framework, conduct-based notices need condition report evidence. Under the pet rights framework, pet damage claims need specific exit documentation. Under the minimum housing standards obligation, compliance needs to be documentable at entry.

ConditionHQ generates property condition reports that meet South Australian requirements under the Residential Tenancies Act 1995. Reports are structured room-by-room, with photographs attached to specific items — not aggregated into a general photo dump — and AI-generated condition descriptions specific enough to distinguish fair wear and tear from damage at SACAT.

For pet damage claims, ConditionHQ's entry-to-exit comparison makes it straightforward to identify exactly which items were undamaged at entry and damaged at exit, even when the tenancy ran for several years. When pet conditions were imposed at the time of approval — such as requiring the animal to be kept outside — the exit comparison shows whether those conditions were observed and what remediation is warranted.

For SA property managers managing compliance across multiple properties, ConditionHQ provides a consistent condition report format across all tenancies, so that every report in the same agency carries the same structure, evidence standard, and audit trail. This consistency matters when a matter reaches SACAT — a coherent, well-structured record from a consistent system is a stronger position than a collection of reports generated in different formats across different tools.

ConditionHQ offers a free tier with three full reports per month — enough to evaluate whether the format works for your properties before committing to a subscription. The Pro plan ($59 per month) and Agency plan ($149 per month) provide unlimited reports and the full entry-to-exit comparison toolkit.

For a full breakdown of SA condition report requirements and bond evidence standards, see our SA condition report requirements guide.