Western Australia's rental market is facing its most significant regulatory overhaul in decades. Over the past six months, the state government has rolled out the first phase of reforms under the Residential Tenancies Amendment Act 2024, fundamentally reshaping the rights and obligations of both tenants and landlords in Perth and across WA.
If you're renting a property in Perth, Fremantle, or anywhere in Western Australia, or you own an investment property in the state, these changes are already in effect. Here's what changed, what's still to come, and what it means for the WA rental market in practice.
The Legislative Framework
The reforms amend the Residential Tenancies Act 1987 (WA), Western Australia's primary tenancy legislation, through the Residential Tenancies Amendment Act 2024. The government has adopted a phased approach: Phase 1 reforms took effect on 28 March 2026, and Phase 2 has been announced but is not yet law.
This is a rolling programme of change, not a single policy adjustment. The Phase 1 reforms already reshape bond processes, pet rights, rent increase timing, and rent bidding. Phase 2 — still in development — will go further, covering minimum standards, maintenance obligations, and without-grounds termination.
What Changed: Phase 1 (28 March 2026)
The first phase is now in force across Western Australia. Here's what it covers.
Streamlined Bond Release Process
The bond release process has been restructured. Either party — landlord or tenant — can now apply independently for bond release. Landlord claims must fall under specified categories, and disputed bonds are referred to the Commissioner for Consumer Protection. Either party has a 7-day window to appeal to the Magistrates Court.
For Perth landlords who previously relied on informal bond deductions at end of tenancy, the process now requires formal categorisation and documentation. The days of unilaterally withholding bond without clear grounds are over. Tenants, too, have a clearer path: if you believe your bond has been unfairly withheld, the dispute now goes directly to the Commissioner rather than requiring costly action through the courts.
Pet Bond Increase and Expanded Claims
The maximum pet bond has been increased to $350, and it must now be lodged with the Bond Administrator. Importantly, landlords can now claim for pet damage generally — not limited to fumigation costs as previously. This gives landlords a more practical pathway to recover genuine pet-related damage, while the $350 cap keeps the upfront cost predictable for tenants.
14-Day Response Window for Pet and Modification Requests
One of the most significant changes for tenants: landlords now have 14 days to respond to requests for pets or minor modifications. If the landlord does not respond — or does not apply to the Commissioner for Consumer Protection if refusing — the request is automatically approved without conditions.
In practice, this is a hard deadline. A Perth landlord who ignores a pet request for two weeks doesn't just delay the process — they lose the right to refuse. For tenants, it creates a clear escalation path: ask, wait 14 days, and if there's no response, proceed.
New Ground for Refusing Pets
While pets are now permitted with permission and refusal is limited, one new ground has been added: landlords can refuse a pet if it would cause undue hardship to another tenant. This is a narrow exception — it doesn't cover general dislike of animals or blanket no-pet policies, but it does cover genuine situations where a pet in a shared dwelling or strata complex materially affects another resident.
Rent Increases Capped to Once Per 12 Months
Rent increases are now limited to once every 12 months for both fixed-term and periodic tenancies. Renewing a lease with the same tenant does not reset the clock. This prevents the practice of resetting tenancy terms on renewal to trigger a fresh increase.
For Perth landlords who routinely adjusted rents on each fixed-term renewal, the new rule requires more planning. You can still increase rent — but only once per year, and you need to work within that cycle.
Rent Bidding Fully Banned
Properties must now be advertised at a fixed amount. Landlords and agents cannot solicit or accept offers above the advertised rent. This closes a practice that was widespread in Perth's tight rental market, where prospective tenants would bid above asking to secure a property.
In a market where Perth's median weekly rent has climbed significantly over the past two years, the rent bidding ban changes how properties are marketed. Accurate pricing at listing becomes more important — not because overpricing loses a bidding war, but because it risks a longer vacancy in a market where tenants now have the right to walk away from above-ask offers.
Pets and Minor Modifications — Permission Framework
Pets are now permitted with the landlord's permission, and refusal is limited to specified grounds. Similarly, minor modifications are permitted with permission, with refusal restricted to particular situations. The Commissioner for Consumer Protection can determine disputes on both.
Retaliatory Action Provisions
Tenants can now challenge retaliatory action by landlords — for example, a rent increase or notice to vacate issued in response to a tenant exercising their rights. This creates a stronger deterrent against landlords using tenancy leverage to discourage complaints or requests.
Updated Tenancy Forms
From 28 March 2026, updated tenancy forms are in use (Form 1AA, 1AC, 1AD). These incorporate the new provisions and must be used for new tenancies. Paper bond forms will continue to be accepted until 31 December 2026, giving a transition period for the old process.
For property managers handling large portfolios across Perth, the form transition is a practical compliance point. Using outdated forms for new tenancies after 28 March may create issues if a dispute arises — the Commissioner will expect the current versions to have been used.
What's Coming: Phase 2
The state government has announced Phase 2 reforms, but they are not yet law. The proposed changes include:
Replacing Without-Grounds Termination
Phase 2 proposes replacing the ability to terminate a tenancy without grounds with a requirement for reasonable grounds. This would bring WA closer to the frameworks already in place in Victoria and other states, where landlords must demonstrate a valid reason — such as property sale, renovation, or tenant breach — to end a tenancy.
Minimum Standards for Rental Homes
Phase 2 will introduce minimum standards for rental properties. While specific details are still being developed, this is expected to cover things like structural integrity, weatherproofing, working plumbing and electrical systems, and basic amenity requirements. This is a significant shift for WA, which currently does not have the comprehensive minimum standards framework seen in eastern states.
Maintenance and Repair Obligations
Clearer maintenance and repair obligations for landlords will be codified, reducing ambiguity about who is responsible for what — and setting timeframes for response.
Boarding, Lodging, and Room-by-Room Regulation
Phase 2 will also bring boarding houses, lodging arrangements, and room-by-room rentals under regulated frameworks, closing gaps in the current legislation.
What This Means for the Perth Market
WA's reforms are not a single adjustment — they're a structural reset of the state's rental framework, rolled out in deliberate stages.
For tenants in Perth and across WA, the protections are tangible: pets are easier to keep, rent increases are capped, bidding wars are banned, and there's a clear escalation path for disputes. For landlords, the compliance burden is rising, particularly around bond documentation, pet and modification request response times, and rent increase timing.
The common thread across both phases is accountability and process. The reforms demand clearer documentation, stricter timelines, and formal dispute resolution. In a Perth market where median rents have risen sharply and vacancy rates remain low, these changes will shape how properties are listed, leased, and managed for years to come.
If you're a landlord in Perth, treat 2026 as a compliance reset: review your bond processes, understand the 14-day pet request deadline, and track your rent increase schedule. If you're a tenant, know that the rules have shifted in your favour — and know where to go if they aren't being followed. The Commissioner for Consumer Protection is the primary dispute resolution body for WA tenancy matters — familiarise yourself with the process before you need it.
Frequently Asked Questions
What changed with bond release in WA from March 2026?
From 28 March 2026, either party can apply independently for bond release. Landlord claims must fall under specified categories, disputed bonds go to the Commissioner for Consumer Protection, and either party has a 7-day appeal window to the Magistrates Court.
How much can a pet bond be in Western Australia?
The maximum pet bond is now $350. It must be lodged with the Bond Administrator, and landlords can now claim for pet damage generally — not limited to fumigation costs.
What happens if a landlord doesn't respond to a pet request in WA?
If a landlord does not respond to a pet or modification request within 14 days — and does not apply to the Commissioner for Consumer Protection if refusing — the request is automatically approved without conditions.
How often can rent be increased in WA?
Rent can only be increased once every 12 months, for both fixed-term and periodic tenancies. Renewing a lease with the same tenant does not reset the 12-month clock.
Is rent bidding still allowed in Western Australia?
No. Properties must be advertised at a fixed amount. Landlords and agents cannot solicit or accept offers above the advertised rent.