Renter's Rights in South Australia: Complete Guide (2026)

Not legal advice

This guide is general information only, not legal advice. Verify current rules with Consumer and Business Services SA or a tenancy advocate before taking action.

The SA Residential Tenancies Act 1995

The Residential Tenancies Act 1995 (SA) governs all residential tenancies in South Australia. It sets out the rights and responsibilities of landlords and tenants, covering bond, repairs, entry, and ending a tenancy.

The Act is administered by Consumer and Business Services SA (CBS). Disputes that can't be resolved through CBS are referred to the South Australian Civil and Administrative Tribunal (SACAT).

SA has progressively updated its tenancy laws in recent years. As of April 2026, SA still permits no-grounds evictions on periodic tenancies with 90 days notice. Check CBS for current or proposed amendments.

Bond rules

Maximum bond: Generally 4 weeks rent. For furnished properties or where weekly rent exceeds a set threshold, a higher bond may apply, verify with CBS.
Lodgement: The bond must be lodged with CBS within prescribed timeframes (typically within 7 days of receipt). Receipt should be provided.
Refund: If both parties agree, the bond is refunded at the end of tenancy. Disputes go to SACAT.

Complete and sign the property condition report at the start and end of your tenancy. Take timestamped photos. This documentation protects you in any bond dispute.

Rent increases

Frequency: Once every 12 months for periodic tenancies
Notice: At least 60 days written notice
Fixed-term: Rent can't be increased during a fixed term unless the increase amount is specified in the agreement

If you believe a rent increase is excessive, apply to SACAT for review. They consider what similar properties in the area are renting for.

Repairs and maintenance

Landlords are legally required to maintain the property in a good state of repair and in compliance with health and safety standards.

Urgent repairs

Must be fixed as soon as possible. Examples: burst pipes, gas leaks, major structural damage, electrical faults, loss of essential services (water, gas, electricity), breakdown of heating/cooling in extreme weather. If the landlord can't be reached, tenants may arrange urgent repairs and seek reimbursement, check CBS for current limits.

Non-urgent repairs

Must be addressed within a reasonable time after written notice. Always put requests in writing (email is acceptable) and keep records. If the landlord doesn't act, apply to SACAT for a repair order.

Landlord entry rights

Routine inspections: Reasonable notice (typically 7 to 14 days), generally limited to 4 per year
Entry for repairs or showing the property: At least 24 hours notice
Emergency: No notice required (flood, gas leak, fire)

Entry must occur at a reasonable time, generally between 8am and 8pm. Entry without proper notice or more frequently than permitted is a breach. Document and report it to CBS.

Ending a tenancy

Situation	Tenant notice	Landlord notice
Fixed term, end of term	28 days	28 days
Periodic, no grounds	21 days	90 days
Periodic, significant breach	—	14 to 30 days (depending on breach)

SA still permits no-grounds evictions on periodic tenancies, but the 90-day notice provides some security. If you believe an eviction is retaliatory or not made in good faith, seek advice from a tenancy advocate or CBS.

Breaking a fixed-term lease early may make you liable for the landlord's reasonable reletting costs. Check your agreement and seek advice before acting.

Resolving disputes, SACAT

SACAT handles residential tenancy disputes in SA. Applications can be lodged online at sacat.sa.gov.au.

SACAT handles:

Bond disputes
Repair orders
Challenging rent increases
Termination disputes
Compensation claims

CBS also offers free mediation as a first step. Contact CBS on 131 882 before applying to SACAT.

Resources and contacts

Consumer and Business Services SA (CBS): cbs.sa.gov.au/renting
Tenants' Information & Advocacy Service (TIAS): syc.net.au/tias
SACAT: sacat.sa.gov.au

Common questions

Can my landlord still evict me without a reason in SA?

Yes, on periodic tenancies. The landlord must give 90 days notice for a no-grounds termination. SA tenant advocates have campaigned for the abolition of no-grounds evictions (as Victoria did in 2021), but as of April 2026 the provisions remain. Check Consumer and Business Services SA for any updates.

How much bond can my landlord ask for?

Generally 4 weeks rent. Higher bonds may be permitted for furnished properties or where the weekly rent exceeds a set threshold, verify with CBS for the current limits in your situation.

What's the notice period for the landlord to end a fixed-term lease?

28 days at the end of the fixed term, with both tenant and landlord giving 28 days. During the fixed term, the landlord generally can't end the tenancy without grounds (e.g. serious breach by the tenant).

How fast must urgent repairs be done in SA?

Effectively immediately. Urgent repairs include burst pipes, gas leaks, structural damage, electrical faults, loss of essential services (water, gas, electricity), and breakdown of heating/cooling in extreme weather. If the landlord can't be reached, you can arrange repairs and seek reimbursement, check CBS for current limits.

How does dispute resolution work in SA?

Consumer and Business Services (CBS) offers free mediation as a first step, contact 131 882. If mediation fails or isn't appropriate, you apply to the South Australian Civil and Administrative Tribunal (SACAT) for a formal decision. Most applications can be lodged online at sacat.sa.gov.au.

Can I challenge an excessive rent increase?

Yes, apply to SACAT. They'll review the proposed increase against comparable properties in the area. SA doesn't cap the amount of an increase, only the frequency (once per 12 months) and the notice (60 days written).