Lease Agreement SA — Guide for Self-Managing Landlords

If you’re a self-managing landlord in South Australia, the tenancy agreement is the foundation of your rental. Under the Residential Tenancies Act 1995, a residential tenancy agreement can be written, verbal, or implied — it does not need to be in writing to be binding. But if you do use a written agreement, any term that is inconsistent with the Act is invalid, and the penalties for getting it wrong increased dramatically in March 2024.

Consumer and Business Services (CBS) provides free standard lease agreement forms — one for fixed-term tenancies and one for periodic tenancies. Each contains 20 or 21 standard terms that reflect the Act, plus sections for additional terms that must not contradict the legislation. Unlike NSW, SA does not prescribe a single mandatory form — but using the CBS standard forms is the simplest way to ensure your agreement complies with the law.

Since 1 July 2024, SA has undergone its most significant rental law reform since the Act was enacted in 1995. No-grounds terminations have been abolished, pet provisions have been introduced, minimum housing standards are now mandatory, and landlords face strict limits on what information they can collect from prospective tenants. These changes affect what goes into your agreement, what you must provide at signing, and how you manage the tenancy.

In this guide, we’ll cover what the SA tenancy agreement requires, what changed in the 2024–2026 reforms, the legal rules you need to know as a self-managing landlord, common mistakes to avoid, and how Landlord Wise can help you get it right.

For the broader tenancy law framework behind this agreement, see our SA residential tenancies act guide. If you’re working through the full tenancy setup process, it also helps to read the SA rental bond guide alongside this page.

What Is the SA Tenancy Agreement?

A residential tenancy agreement is formed when a landlord gives a tenant the right to occupy premises in return for payment. The agreement is governed by the Residential Tenancies Act 1995 and the Residential Tenancies Regulations 2025. Any agreement or arrangement that is inconsistent with the Act is invalid.

SA does not prescribe a single mandatory agreement form the way NSW does. A tenancy agreement can be written, verbal, or implied. However, if parties wish to enter into a written agreement, CBS provides free standard lease agreement forms — a fixed-term version and a periodic version — available from the CBS Customer Service Centre or at sa.gov.au/tenancy/privaterentalforms.

The standard CBS lease agreement forms are structured in three parts.

The variable details appear at the front and cover the specifics of your tenancy: landlord and tenant names and contact details (the landlord’s details must be completed even if an agent is acting), the property address, the term of the agreement (start date, end date, and duration for fixed-term; start date only for periodic), rent amount and payment frequency, payment day, bond amount, method of payment (an electronic option without fees must be offered), water use and supply arrangements, domestic appliances requiring instruction, and any exclusions (parts of the premises not included in the agreement).

The standard terms are the numbered clauses that reflect the rights and obligations under the Act. The fixed-term form contains 20 terms covering application of the Act, maintenance obligations for both landlord and tenant, use of premises, quiet enjoyment, right of entry, locks and security, alterations, subletting, termination provisions (including termination at end of fixed term, for breach, for rent arrears, for drug contamination, by SACAT, and by tenant), early termination costs, and insurance. The periodic form contains 21 terms — the same plus specific periodic termination provisions (landlord requiring possession with 60 days’ notice, landlord terminating with 90 days’ notice on specific grounds, and tenant terminating with 21 days’ notice without reason).

The additional terms section allows you to include extra terms specific to your property or arrangement, but any additional term must not contradict the tenancies legislation. Under section 115 of the Act, entering into an agreement or arrangement to defeat, evade, or prevent the operation of the Act is an offence carrying a maximum penalty of $50,000. CBS publishes a specific fact sheet listing common examples of inconsistent terms that should not be included.

What You Must Provide at the Start of the Tenancy

The tenancy agreement form is not the only document you need. The Residential Tenancies Act 1995 requires you to provide several documents before or at the time the tenancy begins.

Section 48 notice. Before or at the time you enter into the agreement, you must give the tenant a written notice setting out the agent’s name, telephone number and postal or email address (if an agent is acting), the landlord’s full name and postal or email address for service of documents (which must not be the agent’s address), the landlord’s telephone number (if no agent is acting), the full name and address of any person with superior title to the landlord, the registered office address of the landlord (if a company), and prescribed information about any embedded electricity network. The maximum penalty for failing to provide this notice is $20,000 with an expiation fee of $1,200.

Tenant Information Guide. You must give the tenant a printed copy of the Tenant Information Guide published by CBS before or at the time the agreement is entered into. The landlord must not enter into a residential tenancy agreement unless this guide has been provided. The tenant signs an acknowledgment on the lease agreement confirming receipt. The maximum penalty for failing to provide the guide is $25,000 with an expiation fee of $1,200.

Inspection sheet (condition report). At the beginning of the tenancy you must provide each tenant with a signed inspection sheet that includes comprehensive details of fixtures, furniture, and other contents in the premises and their condition. After the tenant has completed and signed the inspection sheet, they must be given a copy. This document is your primary evidence in any future bond dispute — complete it thoroughly.

A copy of the agreement. If you enter into a written agreement, you must give the tenant a copy when the tenant signs it. If the agreement has not been signed by the landlord at that point, a fully executed copy must be delivered to the tenant within 21 days after the tenant returns the agreement for completion. The maximum penalty for failing to ensure the tenant receives a copy is $35,000 with an expiation fee of $2,000. You must also keep a copy of the agreement and any variation — in paper or electronic form — for at least two years after the agreement ends. The maximum penalty for failing to keep a copy is $25,000 with an expiation fee of $1,200.

Minimum housing standards disclosure. The periodic lease agreement form includes a declaration asking whether the property meets minimum housing standards under the Housing Improvement Act 2016. From 1 July 2024, a landlord must ensure that the premises comply with the prescribed minimum housing standards before the tenant enters occupation.

Disclosure of intention to sell. If you intend to sell the premises within three months of the agreement start date, you must disclose this when advertising the property and must not conceal it from prospective tenants. The maximum penalty for failing to display prescribed information or concealing a material fact is $35,000 with an expiation fee of $2,000.

Notification of sale or sales agency agreement. You must advise any prospective tenant, before entering into the tenancy agreement, if you have advertised or intend to advertise the premises for sale, and of any existing sales agency agreement. The maximum penalty is $20,000 with an expiation fee of $1,200.

Ongoing notification obligations. If a new landlord takes over the property, the new landlord must give the tenant a written notice with the same Section 48 details within 14 days. If any of the notified contact details change — including the landlord’s name, address, or telephone number — the landlord must notify the tenant in writing within 14 days of becoming aware of the change. The maximum penalty for either failure is $20,000 with an expiation fee of $1,200.

Choosing Between Fixed-Term and Periodic

A fixed-term tenancy runs for a specific period — commonly 6 or 12 months, but it can be any duration as long as the period is fixed. Once the fixed term ends, the agreement automatically continues as a periodic tenancy on the same terms unless either party gives notice to terminate.

A periodic tenancy has no set end date and continues until either party gives a termination notice. Landlords and tenants have the same rights and obligations under both types, but the termination rules differ.

There is an important rule for short fixed terms: if the term is 90 days or less, it will be treated as a periodic tenancy unless the landlord can show that the tenant genuinely wanted and requested the short term, or the landlord gave the tenant a written warning (Form 1 under the Regulations) and the tenant signed a statement acknowledging the short term.

For landlords choosing a term, the key differences are in termination. To end a fixed-term agreement at the expiry of the term, the landlord must give at least 60 days’ notice with a prescribed reason (Form 9). The tenant must give at least 28 days’ notice. To end a periodic tenancy, the landlord must give at least 90 days’ notice with a prescribed reason (Form 8) or 60 days’ notice if possession is required for sale, renovation, demolition, or personal occupation (Form 7 under sections 81-82). The tenant can end a periodic tenancy by giving at least 21 days’ notice (or one full tenancy period, whichever is longer) without specifying a reason (Form 16).

Bond Rules at the Start of the Tenancy

The rental bond in SA is subject to strict limits that changed on 1 April 2023. Where the weekly rent is $800 or less, the maximum bond is four weeks’ rent. Where the weekly rent exceeds $800, the maximum bond is six weeks’ rent. A landlord who breaches these requirements may be fined up to $25,000 with an expiation fee of $1,200.

The only charges you can require from a tenant at the start of a tenancy are a bond and up to two weeks’ rent in advance. Under section 53 of the Act, you must not require or receive any other payment from a tenant or prospective tenant other than rent or bond. The maximum penalty for requiring impermissible payments is $25,000 with an expiation fee of $1,500. If the landlord or agent invites or requires a tenant to sign a written agreement, the landlord must bear the costs of its preparation.

All bonds must be lodged with the Commissioner for Consumer Affairs. If you are a private landlord, you must lodge the bond within two weeks of receipt. Registered agents have up to four weeks. Money received as a bond must be receipted within 48 hours, and the receipt must show the date, the person’s name, the amount, and the address of the premises.

You can lodge the bond directly through CBS’s Residential Bonds Online (RBO) system. From 1 July 2024, tenants can also lodge their own bond with the Commissioner, who will then notify the landlord or agent of the receipt.

A bond may be increased after at least two years have passed since it was paid or last increased, by giving 60 days’ notice. The increase cannot take the total bond above the maximum ceiling.

For more detail on bond lodgement, claims, and disputes, see our Rental Bond SA guide.

Rent Payment Rules

How Rent Must Be Paid

You must offer the tenant an electronic option to pay rent without fees attached. This is stated directly on both the fixed-term and periodic lease agreement forms. You and the tenant can agree on additional payment methods, but you cannot require the tenant to use a method that involves fees.

You cannot require the tenant to pay more than two weeks’ rent in advance. If a tenant voluntarily chooses to pay further in advance, you may accept the payment — but you cannot require it. The maximum penalty for requiring excessive rent in advance is $25,000 with an expiation fee of $1,200.

If payment is made by means other than deposit in a bank account, you must give the tenant a receipt within 48 hours. You must keep proper records of rent and any other payments and provide statements and receipts as requested. From 15 January 2026, landlords and proprietors can choose to issue receipts electronically or on paper.

Rent Increases

Whether the tenancy is periodic or fixed-term, rent cannot be increased during the first 12 months of the tenancy. Any subsequent increase must be at least 12 months after the previous increase — even if the increase is agreed between the landlord and tenant. The 15 January 2026 amendment clarified that advance agreements for incremental raises within a year are also prohibited.

For fixed-term agreements, rent cannot be increased during the term unless the agreement specifically allows for an increase and indicates how any increase will be calculated (for example, in accordance with CPI).

To increase rent, you must give the tenant at least 60 days’ written notice specifying the amount of the increase and the day on which it is to take effect. A series of agreements between the same parties is treated as a single agreement for the purposes of the 12-month rule, unless at least 12 months have elapsed since the rent was last fixed or increased.

There is no cap on the amount of a rent increase in SA. However, a tenant who believes the rent is excessive can apply to SACAT for an order. If the application is based on an excessive increase, it must be made within 90 days after the notice of increased rent is given. SACAT will consider factors including comparable rents, the value of the premises, whether pressure was applied, and whether the increase was disproportionate.

For more detail on rent increase rules and the SACAT process, see our Rent Increase SA guide.

Condition Report (Inspection Sheet)

The inspection sheet must be completed by the landlord at the beginning of the tenancy and provided to each tenant in signed form. It must include comprehensive details of fixtures, furniture, and other contents and their condition at commencement.

After the tenant has completed and signed the inspection sheet, they must be given a copy. CBS publishes a standard inspection sheet form that can be adapted to suit particular premises.

Care should be taken when completing the inspection sheet, as it may be called upon in the event of a dispute or for repayment of the bond at the end of the tenancy. If you do not complete it thoroughly, you weaken your position in any future bond claim. After receiving the signed inspection sheet, the tenant should review it, note any disagreements, sign it, and return a copy to you. Keep the signed copy as evidence.

The 2024–2026 SA Rental Reforms — What Changed

SA underwent its most significant rental law reform since the Residential Tenancies Act 1995 was enacted. The Residential Tenancies (Miscellaneous) Amendment Act 2023 was passed on 29 November 2023, with reforms commencing in stages. Here is what has changed and what it means for your tenancy agreement.

No-Grounds Terminations Abolished (1 July 2024)

Landlords can no longer end a tenancy without providing a specific reason. Every termination notice must now state a prescribed ground. For periodic tenancies, the landlord must give at least 90 days’ notice on a prescribed ground (Form 8) or 60 days’ notice if possession is required for sale, renovation, demolition, or personal occupation (Form 7). For fixed-term tenancies, the landlord must give at least 60 days’ notice before the end of the term with a prescribed reason (Form 9).

The prescribed grounds for termination are set out in Regulations 23-25 of the Residential Tenancies Regulations 2025 and include sale of the property, demolition, major renovation, personal occupation by the landlord or family, threats to safety, unauthorised pets, and the tenant providing false information.

SACAT may declare a termination invalid if satisfied that the notice was retaliatory. If you terminate on certain grounds (such as sale or renovation), re-letting restrictions apply — from 15 January 2026, the six-month wait before re-letting starts from the date of termination for both fixed-term and periodic tenancies.

For detail on termination grounds, notice periods, and the SACAT process, see our Eviction Notice SA guide.

Pet Provisions Introduced (1 July 2024)

Tenants can now keep pets at rental premises with the landlord’s prior approval. You can no longer state “no pets allowed” as a blanket rule — unless pets are specifically prohibited by the property’s strata, community title, or local council rules.

If a tenant submits a pet application using the prescribed form, you must respond in writing within 14 days. If you do not respond within 14 days, or if your response does not comply with the legal requirements (such as failing to state prescribed grounds for refusal), the tenant’s request is automatically approved.

You can only refuse on prescribed grounds set out in section 66D of the Act: keeping the pet would exceed a reasonable number of animals, the premises are unsuitable due to lack of fencing or open space, the pet would pose an unacceptable risk to health or safety (including venomous animals), keeping the pet would contravene a law or by-law, the tenant has not agreed to reasonable conditions, the animal is not a pet, or in the case of a moveable dwelling, the pet would contravene a licence condition.

You can impose reasonable conditions — such as requiring the pet to be kept outside if it is not a type ordinarily kept inside, requiring the pet to be restrained during inspections, or requiring professional carpet cleaning at the end of the tenancy if the pet is allowed inside. You cannot charge a separate pet bond, increase the rent, or require the tenant to pay any additional fee as a condition of pet approval.

Once given, approval continues for the life of the pet at that property and is not affected by the end of the agreement or a change in landlord.

Rent Bidding Banned (1 September 2023)

Landlords and agents must advertise premises at a fixed rental amount and must not solicit or invite offers for higher rent. You cannot advertise with a rent range, hold a rent auction, or solicit offers above the advertised price. Where a third party facilitates tenancy applications, any rating or assessment of a prospective tenant must not be based on an offer of higher rent.

Form A1 — Prescribed Rental Application (Mandatory from 1 January 2026)

From 1 January 2026, any application form for a prospective tenant must be in the form set out as Form A1 in Schedule 1 of the Residential Tenancies Regulations 2025. The form was introduced on 1 September 2025 with a transition period. Using a non-compliant application form is no longer permitted.

Tenant Information Protections (1 July 2024)

There are strict limits on what information you can collect from prospective tenants. You cannot request more than two documents relating to each of three categories: identity verification, ability to pay rent, and suitability to enter into the agreement. A prospective tenant may voluntarily offer additional documents, but you cannot require them.

There is a long list of information you cannot request at all, including past legal action or tenancy disputes, bond history, past tenancy with SA Housing Trust, unredacted bank statements, employment information beyond a payslip, medical records, social media information, vehicle registration, pet microchip numbers, level of education, and the reason for moving.

You must also take reasonable steps to protect tenant information and destroy it within legislated timeframes: three years after the end of the tenancy for successful applicants, and 30 days after the tenancy is let for unsuccessful applicants (or six months if the applicant agrees).

Minimum Housing Standards (1 July 2024)

A landlord must ensure that the premises comply with the prescribed minimum housing standards under the Housing Improvement Act 2016 on or before the tenant enters occupation. The periodic lease agreement form includes a specific question about whether the property meets these standards.

Increased Penalties (1 March 2024)

All existing penalties under the Act were significantly increased on 1 March 2024. For example, the penalty for failing to provide the Section 48 notice increased from $1,250 to $20,000. The penalty for failing to provide a written copy of the agreement increased from $5,000 to $35,000. The penalty for failing to keep a copy of the agreement increased from $2,500 to $25,000. These are maximum penalties — expiation fees (on-the-spot fines) also increased substantially.

Routine Inspections Capped (1 July 2024)

Routine inspections are capped at four per year (unless SACAT orders otherwise). Notice must be given to the tenant no less than 7 days and no more than 28 days before the day of entry, stating the purpose, the date, and specifying a period of up to two hours within which the entry will occur.

Landlord Access to the Property

Under section 72 of the Act, you may only enter the premises in specified circumstances.

In an emergency — no notice required. To collect rent (if a reasonable alternative payment method has been offered but refused) — not more than once per week, at a time previously arranged. To inspect the premises — not more than four times per year, with 7 to 28 days’ written notice specifying a two-hour window. To carry out garden maintenance — at the tenant’s request, or at a time previously arranged with the tenant (no more than 7 days before the day of entry), or with 7 to 14 days’ written notice. To carry out necessary repairs or maintenance (non-emergency) — with at least 48 hours’ notice, or at the tenant’s request. To carry out housing improvement order requirements — at a reasonable time with at least 48 hours’ notice. To show premises to prospective tenants — during the last 28 days of the tenancy, with reasonable notice. To show premises to prospective purchasers — not more than twice per week, at a time agreed with the tenant (who must not unreasonably refuse). To determine if a breach has been remedied — with 7 to 14 days’ written notice using Form 2. For any other genuine purpose — with 7 to 14 days’ written notice, or with the tenant’s consent.

All entry must occur within normal hours — 8am to 8pm on any day other than a Sunday or public holiday.

From 1 July 2024, special photo and video rules apply to routine inspections, SACAT-ordered inspections, prospective tenant or purchaser viewings, and breach-remedy checks. Records produced during those entries must not be distributed or published to the public unless the landlord has given the tenant 7 days’ prior written notice. If the record captures the tenant’s personal possessions, it must not be produced unless the landlord has also obtained the tenant’s written consent. The maximum penalty for contravening these requirements is $25,000 with an expiation fee of $1,200.

Water, Electricity, and Statutory Charges

Unless there is a specific agreement with the tenant, if the water supply is separately metered, the tenant is responsible for all water use and the water supply charge if based on the level of consumption. The lease agreement forms include a section to specify the water arrangement.

The landlord is responsible for rates and charges for electricity, gas, and water that are not based on the level of consumption, including statutory charges such as sewerage charges. The tenant is only responsible for usage-based prescribed service charges as agreed or, if there is no agreement, where the supply is separately metered and the charge is based on consumption. If a utility account is in the landlord’s name, any tenant liability still depends on the Act, the lease terms, metering, and invoice rules.

A tenant is not required to pay rates or charges for a prescribed service if the landlord fails to provide a copy of the invoice within 30 days of the issue of the invoice from the supplier.

From 1 July 2024, a landlord and tenant may enter into an agreement about the costs and charges for the installation of a solar energy system for the premises. If electricity is supplied via an embedded network, prescribed information about the network must be provided to the tenant in the Section 48 notice.

Subletting and Assignment

The tenant has the right, with your written consent, to sublet or assign their interest in the premises. You cannot unreasonably withhold consent. You can charge reasonable expenses incurred because of the assignment or subletting, but you cannot charge a fee for giving consent.

Electronic Service of Notices

Notices and termination forms can be served by email to an email address provided by the person for the purposes of service under the Act. Both the fixed-term and periodic agreement forms include a field for the tenant’s email address for service of notices. If you intend to serve notices by email, ensure the tenant has provided an email address on the agreement form — without one, email service may not be valid.

From 15 January 2026, receipts for rent and bond payments may also be issued electronically or on paper, at the landlord’s choice.

How Landlord Wise Helps SA Landlords

Landlord Wise is open to South Australian landlords. Register free to set up your property, create lease agreements, upload existing leases, and manage tenancy documents in one place.

The wizard will walk you through each section of the agreement form, validate your inputs against the current legislation (including the 2024–2026 reform requirements), calculate your maximum bond, handle rent payment method compliance, and generate a complete agreement ready for digital signing — along with the Section 48 notice, inspection sheet, and Tenant Information Guide.

If arrears escalate beyond the agreement stage, our SA eviction notice guide guide explains the notice process step by step. If the tenancy later ends early, our SA break lease guide guide covers ending a fixed term before the scheduled date.

Common Mistakes Landlords Make with the SA Tenancy Agreement

These are the errors that most commonly lead to penalties, failed SACAT claims, or unenforceable terms.

Not Providing the Section 48 Notice

Before or at the time you enter into the agreement, you must give the tenant a written notice with your full contact details, your agent’s details (if applicable), and the details of any person with superior title. The penalty for failing to do so increased from $1,250 to $20,000 on 1 March 2024. This is a separate document from the lease agreement itself — don’t assume the agreement form covers it.

Not Providing the Tenant Information Guide

You must give the tenant a printed copy of the Tenant Information Guide published by CBS before entering into the agreement. The tenant signs an acknowledgment on the lease agreement. Failing to provide it is an offence with a maximum penalty of $25,000.

Including Terms That Contradict the Act

Under section 115 of the Act, it is an offence to enter into an agreement that defeats, evades, or prevents the operation of the Act. The maximum penalty is $50,000. Common examples of unenforceable terms include requiring professional carpet cleaning at the end of the tenancy (unless it is a reasonable pet-related condition), stating “no pets allowed”, restricting subletting without reasonable grounds, requiring the tenant to prune trees, requiring the tenant to replace smoke alarm batteries, and allowing the landlord to change the payment method unilaterally.

CBS publishes a detailed fact sheet listing common inconsistent terms — read it before adding any additional terms to your agreement.

Overcharging at the Start of the Tenancy

The only charges you can require are a bond (maximum four weeks’ rent for properties at $800/week or under; six weeks’ for properties over $800/week) and up to two weeks’ rent in advance. You must not charge application fees, lease preparation fees, background check fees, or any other payment. The maximum penalty is $25,000 with an expiation fee of $1,500.

Failing to Lodge the Bond on Time

If the tenant pays the bond to you, you must lodge it with the Commissioner for Consumer Affairs within two weeks. Registered agents have up to four weeks. You must receipt the bond within 48 hours. Penalties apply for late or non-lodgement.

Not Completing the Inspection Sheet

The inspection sheet must be completed by you at the start of the tenancy and provided to the tenant in signed form. If you skip it or complete it poorly, you significantly weaken your position in any future bond dispute.

Ignoring the Pet Application Timeline

If a tenant submits a pet application, you must respond in writing within 14 days. If you do not respond, or if your response does not comply with the legal requirements, approval is automatic. You cannot state “no pets allowed” as a ground for refusal — you must use one of the prescribed grounds under section 66D. You cannot charge a pet bond or increase the rent.

Collecting Prohibited Information from Applicants

Since 1 July 2024, strict limits apply to what you can ask prospective tenants. Requesting prohibited information (such as bank statements without account numbers redacted, medical records, social media information, or reasons for moving) is an offence. From 1 January 2026, you must use the prescribed Form A1 for all rental applications.

Using an Outdated Agreement Form

The CBS lease agreement forms were updated following the July 2024 reforms to include the new standard terms around pets, minimum housing standards, and the reformed termination provisions. If you are using a form printed before these changes, your agreement may not reflect the current law. Always download the latest version from CBS.

Frequently Asked Questions About the SA Tenancy Agreement

Do I have to use a written tenancy agreement in SA? No. A residential tenancy agreement can be written, verbal, or implied. It does not need to be in writing to be binding. However, a written agreement is strongly recommended because it provides clarity and evidence for both parties. If you do use a written agreement, CBS provides free standard forms. Any term in a written agreement that is inconsistent with the Act is invalid.

What is the maximum bond I can charge in SA? For properties where the weekly rent is $800 or less, the maximum bond is four weeks’ rent. For properties where the weekly rent exceeds $800, the maximum is six weeks’ rent. There is no separate pet bond in SA. The maximum penalty for overcharging is $25,000 with an expiation fee of $1,200.

Can I add special conditions to the agreement? Yes, but additional terms must not contradict the Residential Tenancies Act 1995 or the Regulations. Any inconsistent term is void and unenforceable, and entering into an arrangement designed to circumvent the Act carries a maximum penalty of $50,000.

What documents must I give my tenant at the start of the tenancy? You must provide: a Section 48 notice with landlord/agent contact details, a printed copy of the Tenant Information Guide, a signed inspection sheet (condition report), and — if the agreement is in writing — a copy of the signed agreement. If electricity is supplied via an embedded network, you must also provide prescribed information about the network.

What is the difference between a periodic and fixed-term agreement? A fixed-term agreement runs for a specific period. Once it ends, it continues as a periodic tenancy unless terminated. A periodic agreement has no set end date. The rights and obligations are the same under both, but termination notice periods and prescribed grounds differ. Fixed-term non-renewal requires 60 days’ notice with a prescribed reason (Form 9). Periodic termination requires 90 days’ notice with a prescribed reason (Form 8) or 60 days’ if possession is required for sale, renovation, or personal occupation.

Can I refuse a tenant’s request to keep a pet? Only on prescribed grounds set out in section 66D of the Act. You must respond in writing within 14 days. If you don’t respond, or your response does not comply with the legal requirements, approval is automatic. You cannot charge a pet bond, increase the rent, or require the tenant to pay any additional fee.

Can I end a tenancy without a reason? No. Since 1 July 2024, no-grounds terminations have been abolished in SA. You must provide a prescribed ground — such as sale, renovation, demolition, personal occupation, or tenant breach — and use the correct form (Form 7, 8, or 9 depending on the tenancy type and ground). SACAT may declare a termination invalid if it was retaliatory.

What happens if my tenant ends a fixed-term lease early? Since 1 July 2024, the tenant’s rent liability is capped under section 75A of the Act. If less than 24 months remain on the term, the tenant is liable for a maximum of one month’s rent. If 24 months or more remain, the cap is one month’s rent for each remaining 12-month period, to a maximum of six months’ rent total. The landlord can still recover reasonable reletting costs such as advertising, and is entitled to compensation in certain circumstances (such as tenant breach or drug-related conduct). For more detail, see our Break Lease SA guide.

How often can I inspect the property? A maximum of four routine inspections per year (unless SACAT orders otherwise). You must give 7 to 28 days’ written notice specifying a two-hour window within normal hours (8am–8pm, not Sundays or public holidays).

Can I take photos during an inspection? From 1 July 2024, the 7-day notice and written-consent rules apply to photos or videos produced during routine inspections, SACAT-ordered inspections, prospective tenant or purchaser viewings, and breach-remedy checks. If the photos or videos capture the tenant’s personal possessions, you must obtain the tenant’s written consent before taking them. The maximum penalty for non-compliance is $25,000.

What is Form A1 and do I need to use it? Form A1 is the prescribed rental application form introduced by the Residential Tenancies Regulations 2025. From 1 January 2026, any application form used for prospective tenants must be in this prescribed form. Using a non-compliant application form is no longer permitted.

How long must I keep the tenancy agreement? You must keep a copy of the written tenancy agreement and any variations — in paper or electronic form — for at least two years after the agreement ends. The maximum penalty for failing to do so is $25,000 with an expiation fee of $1,200.

Summary

The SA tenancy agreement — whether written, verbal, or implied — is governed by the Residential Tenancies Act 1995 and any term that contradicts the Act is void. The 2024–2026 reforms have fundamentally changed the landscape for SA landlords: no-grounds terminations are gone, pet provisions are in force, minimum housing standards are mandatory, tenant information protections are strict, and penalties have increased by an order of magnitude.

Getting it right protects you in bond disputes, SACAT proceedings, and CBS compliance actions. Getting it wrong can mean void terms, financial penalties of up to $50,000, and a weakened legal position when you need it most.

Related guides for SA landlords

If you are building out the full landlord workflow for this state, these guides connect this page to the rest of the tenancy process.

Same-state guides

• SA rental bond guide
• SA rent increase guide
• SA eviction notice guide
• SA break lease guide

Compare lease agreement guides in other states

• WA lease agreement guide
• NSW lease agreement guide
• QLD lease agreement guide
• VIC lease agreement guide
• Tasmania lease agreement guide
• ACT tenancy agreement guide