WA rental law changes: what tenants and landlords need to know

Key Takeaways

• The 2024 rules still apply. Rent can rise only once every 12 months, tenants can ask to keep a pet or make minor modifications, and landlords need a valid reason to refuse.
• Since 28 March 2026, any tenant, landlord or agent can apply to release a bond. Claims that are disputed, or that no one responds to, go to a free Commissioner determination instead of court.
• The pet bond for a residential tenancy can now be up to $350 (up from $260).
• The State Government plans to replace no-grounds terminations and bring in minimum rental standards, but there’s no Bill or start date yet.

WA rental law has changed over the past two years, and more is on the way. The 2024 reforms reset the rules on rent increases, pets, and minor modifications. Then, on 28 March 2026, the way bonds are released at the end of a tenancy changed.

Here’s what each change means in practice. Everything here applies in Western Australia under the Residential Tenancies Act 1987 (WA). For the wider picture of what you’re responsible for as an owner, see our guide to landlord rights and responsibilities.

A recap of the 2024 reforms

Rent increases once every 12 months

One of the major changes in WA’s rental laws in 2024 was that rent can only be increased once every 12 months. There’s no cap on how much rent can rise, but the timing and notice rules are strict.

For tenants: on a periodic lease, your landlord must give you at least 60 days’ written notice using the prescribed form (Form 10). On a fixed-term lease, rent can only rise during the term if your agreement already states the amount or how it’s worked out.

For landlords: keep a record of the date of each increase. The 12-month rule applied straight away to periodic leases and to fixed-term leases signed from 29 July 2024. Fixed-term leases signed before then kept the six-month gap until the term ended. Our guide on how much a landlord can increase rent walks through the notice steps.

Pets allowed (with permission)

Pets are now allowed in rental properties, but tenants must first request permission through a pet request form. While landlords can refuse, they need a valid reason, such as property restrictions or safety concerns. This is one of the clearest shifts in tenants’ rights in WA.

For tenants: if you’re planning to get a pet, submit the request form as early as possible. To increase your chances of approval, outline how you’ll care for the property (e.g., pet-proofing the area or agreeing to professional cleaning at the end of the tenancy). Be open to any reasonable conditions the landlord might set. Your landlord has 14 days to respond. If they don’t reply or don’t apply to the Commissioner where required within that window, your request is approved without conditions.

For landlords: make sure to assess each pet request individually and be clear about any valid concerns. If you approve the request, setting up a pet bond and specifying conditions (e.g. cleaning carpets or limiting pet types) can help protect your property. When in doubt, consult Consumer Protection to ensure your decisions are aligned with the law.

Minor modifications

With permission, tenants can make minor modifications, making their rental feel more like home. These might include hanging pictures, fitting flyscreens, and planting a vegetable garden.

For tenants: ask in writing before you start. Unless you agree otherwise with your landlord, you’ll need to restore the property when the tenancy ends.

For landlords: carefully consider each request. You can set reasonable conditions, like ensuring the work is done by a qualified professional, and remind tenants of their obligation to restore the property at the end of the tenancy. Find out more in Can tenants make changes to my rental property in WA?

Dispute resolution with the Consumer Protection Commissioner

Since July 2024, disputes over pet requests and minor modifications have gone to the Commissioner for Consumer Protection for a decision, rather than the Magistrates Court.

For tenants: if you believe a pet request or modification was unfairly refused, gather your supporting evidence (emails, photos, the original request form) and submit your case to the Commissioner.

For landlords: document your reasons clearly from the start. Evidence of property conditions, by-laws, or safety concerns will support your position if it goes to a determination.

Not sure how these rules affect your lease? Our property managers deal with pet requests, modifications, and bond claims every week. Talk to our Perth property management team

New bond rules from March 2026

A new change to WA rental law is how bonds are released when a tenancy ends. The process is far simpler to begin, and it no longer needs everyone’s signatures up front.

Anyone can apply to release the bond

Before March 2026, only the landlord or property manager could start a bond release. Now any tenant, landlord or agent can apply once the tenancy has ended. Consumer Protection recommends applying after the final inspection, once the outgoing property condition report has been given to the tenant.

For tenants, this means you no longer have to wait for someone else to get the process moving. Our easy tips to get your bond back will help you prepare.

What happens if someone disagrees

The other parties are notified of the application and usually have 14 days to reply. That deadline can’t be extended. If they dispute the claim or don’t respond, it goes to a Commissioner determination. The determination is free, and each side can provide evidence.

Anyone unhappy with the decision has 7 days to appeal to the Magistrates Court. If one of the parties lives outside WA, a magistrate deals with the matter instead.

What it means for landlords

Bond outcomes now come down to evidence. The Commissioner gives weight to:

• detailed ingoing and outgoing property condition reports
• dated photos
• paid invoices, which count for more than quotes

You can’t claim for your own time or inconvenience.

Consumer Protection will accept the old joint bond form until 31 December 2026. New prescribed lease forms apply to agreements entered into from 28 March 2026.

Pet bond WA

The pet bond WA landlords can ask for on a residential tenancy has risen from $260 to $350, and it covers fumigation and pet-related damage. Pet bonds must be lodged with the Bond Administrator, and you can’t charge one for an assistance animal.

The higher cap doesn’t apply automatically to existing tenancies. You can only increase an existing pet bond to $350 at the next rent increase or when you approve a new pet request. You have to give 60 days’ written notice, and topping up is optional.

Want someone else to handle the condition reports, evidence, and paperwork? Our property managers look after the whole bond process from move-in to move-out. See how our property management works.

What’s coming next

On 4 May 2026, the State Government announced the next round of WA rental law reform. None of it is law yet.The reforms have been announced but have not yet commenced, and the detailed legislation and commencement dates are still to be finalised.

Here’s what’s been announced:

• Grounds-based terminations: no-grounds terminations would be replaced with set reasons for ending a tenancy. The proposed reasons include the owner or a relative moving in, significant renovation or demolition, or repeated serious breaches. Existing grounds, such as selling with vacant possession or unpaid rent, would remain.
• Pre-lease disclosure: information landlords must give prospective tenants before a lease is offered.
• Minimum rental standards: clear standards that rental homes must meet.
• Maintenance and repairs: changes to repair and maintenance obligations.
• Applications and privacy: limits on what applicants can be asked to provide.

Until a Bill passes, the current rules for ending a tenancy still apply. Our step-by-step guide on how to evict a tenant covers how that works today.

Wondering what these changes could mean for your property? Start with a free rental appraisal and we can talk you through it.

Keep your rental on the right side of WA rental law

WA rental law has moved twice in two years, and the next round is on the way. Our property managers work with these rules every day, from rent increase notices and pet requests to bond claims under the new Commissioner process. If you’re weighing up whether to self-manage or hand it over, start by finding out what your property could rent for.

Frequently asked questions

What evidence should I keep during tenancy to protect my bond?

Take dated photos at move-in and move-out, and keep copies of your property condition reports. If you’re a landlord making a claim, paid invoices from an ABN-registered business carry more weight than quotes. The Commissioner can’t award claims for your time or inconvenience, so everything needs to be a documented, actual cost.

Do the new bond rules apply if one of us lives interstate?

No. If any party to the tenancy lives outside Western Australia, the matter goes to a magistrate rather than the Commissioner.

Will I still be able to end a periodic lease without giving a reason?

For now, yes. The current rules, with 60 days’ notice for a periodic lease, and 30 days at the end of a fixed term, remain in place.

Can I increase an existing pet bond to $350 straight away?

No. You can only increase it at the next rent increase or when you approve a new pet request. You’ll need to give 60 days’ written notice, and the tenant isn’t required to agree to a top-up outside those two points.

What happens if my tenant and I agree on the bond after an application has been lodged?

You can lodge a new release form signed by both parties at any time before the Commissioner issues a decision. Once it’s decided, the only route is a Magistrates Court appeal within 7 days.

This article is general information about WA rental law as at October 2026. It isn’t legal advice. For advice on your situation, speak to a lawyer or contact Consumer Protection on 1300 304 054