Rental Bond SA — Guide for Self-Managing Landlords

If you’re a self-managing landlord in South Australia, the rental bond is one of the most compliance-heavy parts of a tenancy. Under the Residential Tenancies Act 1995, every step — how much you can charge, when you must receipt it, how quickly you must lodge it, and how it gets paid back — is prescribed by legislation and carries significant penalties if you get it wrong.

Since 1 March 2024, the penalties for bond-related offences have increased substantially. Charging more than the maximum bond now carries a fine of up to $35,000 and an expiation fee of $2,000. Failing to lodge the bond on time carries the same penalties. These are not theoretical — Consumer and Business Services (CBS) actively enforces bond compliance in SA.

In this guide, we’ll cover how much bond you can charge, how to collect and receipt it, the lodgement deadlines and process, how bond increases work, how to claim or refund the bond at the end of the tenancy, what happens when a claim is disputed, the role of the inspection sheet, and the common mistakes that lead to penalties or lost SACAT claims.

If you’re setting up a new tenancy, start with our SA lease agreement guide. For the broader tenancy law framework behind bond collection, notices, and end-of-tenancy disputes, see our SA residential tenancies act guide.

How Much Bond Can You Charge?

The maximum bond in SA depends on the weekly rent. Under section 61(3) of the Residential Tenancies Act 1995 and regulation 13 of the Residential Tenancies Regulations 2025, the limits are:

Rent of $800 per week or less: the maximum bond is four weeks’ rent.

Rent above $800 per week: the maximum bond is six weeks’ rent.

This threshold was updated on 1 April 2023. Before that date, the threshold was $250 per week — meaning most SA landlords were paying six weeks’ bond. The new $800 threshold means the overwhelming majority of SA rental properties now fall under the four-week limit. If a tenancy agreement was entered into before 1 April 2023 and the original bond was calculated under the old threshold, that bond amount still stands — tenants cannot claim a refund based solely on the threshold change.

The relevant limit is calculated by reference to the rent payable during the first six months of the tenancy, expressed as a weekly rent. If the rent varies during that period, you use the lowest rent payable. For a bond increase, the limit is calculated by reference to the rent payable at the time the notice of increase is given.

You cannot require more than one bond for the same tenancy agreement. Section 61(1) prohibits this and carries a maximum penalty of $35,000 with an expiation fee of $2,000.

There is no separate pet bond in SA. Unlike WA, where landlords can charge a separate pet bond, SA law does not permit any additional bond for pets. The bond limit is the bond limit — regardless of whether the tenant has approval to keep animals on the premises.

How to Collect and Receipt the Bond

When a tenant pays the bond, section 62(1) of the Act requires you to provide a receipt within 48 hours. The receipt must include the date payment was received, the name of the person who paid, the amount paid, and the address of the rental premises.

Failure to provide a receipt within 48 hours is an offence with a maximum penalty of $25,000 and an expiation fee of $1,200.

The bond must be paid to the Commissioner or the landlord in the manner and form approved by the Commissioner, and must be accompanied by the information determined by the Commissioner. A payment to the landlord’s agent is treated as a payment to the landlord.

Lodging the Bond with the Commissioner

All bonds in South Australia must be lodged with the Commissioner for Consumer Affairs. The bond is held in the Residential Tenancies Fund — not by the landlord, not in a trust account, and not in the landlord’s personal bank account. You do not hold the bond money.

Lodgement deadlines

Under section 62(2) of the Act and regulation 14(1) of the Regulations, the lodgement deadlines are:

Self-managing landlords (not a registered agent): you must pay the bond to the Commissioner within two weeks after receiving the payment.

Registered agents: must pay the bond to the Commissioner within four weeks after receiving the payment.

Failure to lodge the bond within the required timeframe is an offence with a maximum penalty of $35,000 and an expiation fee of $2,000. This is the highest-tier penalty for bond offences in SA.

How to lodge

The bond can be lodged online through the CBS Residential Bonds Online (RBO) portal. The RBO system allows registered agents, landlords, and tenants to lodge bonds, check bond status, and manage bond claims electronically. Alternative lodgement options are also available — CBS lists these on its website.

Tenant self-lodgement (from 1 July 2024)

From 1 July 2024, a tenant can lodge their own bond directly with the Commissioner. This was introduced by section 62(3) of the Act. When a tenant lodges directly, the Commissioner must notify the landlord or the landlord’s agent as soon as reasonably practicable, providing the amount received, the date it was received, the name of the person who paid, and the address of the premises.

If you are a self-managing landlord and the tenant lodges the bond directly, you will receive a notification from CBS confirming the lodgement. You do not need to take any further action on lodgement in that scenario.

If the Commissioner receives an amount that does not actually constitute a bond under the Act, the Commissioner may refund it to the person who paid it and notify the landlord.

Confirmation of lodgement

After the Commissioner receives the bond money and the properly signed form, a bond number and receipt are sent to the tenant. If the tenant does not receive this confirmation within a reasonable time, the bond may not have been lodged — and CBS should be contacted immediately on 131 882.

You can check the status of any bond at any time through the RBO portal or by searching at the CBS bond status portal.

SA Housing Trust Bond Guarantees

Some tenants will present an SA Housing Trust bond guarantee instead of paying a cash bond. The Housing Trust issues these guarantees to approved tenants, and they function as the equivalent of a cash bond — providing the same security for landlords.

There are two things you must know about bond guarantees. First, a bond guarantee does not become valid until it has been lodged with CBS and has received a lodgement number. Do not treat an unlodged guarantee as a valid bond. Second, the Housing Trust will cancel a guarantee if it is not lodged with CBS by the “lodge by” date shown on the front of the form. If you receive a guarantee, lodge it promptly.

Whether a bond is paid in cash or guaranteed by the Housing Trust, the Act applies to the tenancy agreement in exactly the same way.

Increasing the Bond During a Tenancy

Under section 61(2) of the Act, you can require a tenant to increase the bond — but only if all of the following conditions are met:

At least two years have elapsed since the bond was first paid or last increased. You cannot increase the bond annually — the minimum interval is two years.

You give the tenant written notice specifying the additional amount and the period within which it must be paid. The period must be at least 60 days from the date of the notice.

The total bond (original plus increase) does not exceed the relevant limit based on the rent payable at the time the notice is given.

A bond increase requirement has effect as if it were a term of the tenancy agreement. Where a bond is increased, the increase must be lodged with CBS within the required timeframe — two weeks for self-managing landlords, four weeks for registered agents.

What the Bond Covers

The bond held by the Commissioner provides security against specific categories of loss. Under the Act, a landlord can claim against the bond for:

Rent arrears — any rent the tenant owes at the end of the tenancy.

Damage to the premises — damage caused by the tenant beyond fair wear and tear. You will need evidence from the inspection sheet comparing the condition at the start and end of the tenancy.

Cleaning — if the premises are not left in a reasonably clean state.

Other losses — other losses that are the tenant’s responsibility under the agreement.

You cannot claim the bond for fair wear and tear. The distinction between damage and wear and tear is one of the most common sources of bond disputes in SA, and the inspection sheet is your primary evidence.

The Inspection Sheet and Its Role in Bond Claims

At the time a tenant commences occupation of the premises, the landlord must complete and provide each tenant with one signed copy of an inspection sheet. This is required by regulation 4 of the Residential Tenancies Regulations 2025. The inspection sheet must include itemised details of the contents and condition of the premises at the commencement of the tenancy.

The tenant should then go through the premises — preferably with the landlord — and note whether, in the tenant’s opinion, the items are as described. The tenant signs and returns the sheet, keeping a copy. This provides a record of the condition at the start, and of the tenant’s agreement or objections.

At the end of the tenancy, both parties should inspect the premises and compare the current state against the inspection sheet. If the premises have been damaged beyond fair wear and tear, or are not reasonably clean, the inspection sheet is your evidence for a bond claim. If the inspection sheet was not completed thoroughly — or not completed at all — you have limited grounds to claim against the bond.

The inspection sheet is not optional. It is prescribed by the Regulations and is the single most important document in any bond dispute.

Claiming the Bond at the End of the Tenancy

When the tenancy ends, the bond can be claimed through the CBS Residential Bonds Online (RBO) portal. The process depends on whether the parties agree.

Where both parties agree

If the landlord and tenant agree on how the bond should be split — for example, the tenant receives a full refund, or the landlord retains a specified amount for cleaning or damage — the application is lodged jointly. If the application is undisputed, the Commissioner must pay out the bond as specified in the application. The bond can be paid via electronic funds transfer.

Where the landlord claims without the tenant’s consent

If you make a bond claim without the tenant’s consent, the Commissioner will notify the tenant and give them 14 days to dispute the claim. If the tenant does not dispute within 14 days, the Commissioner may pay the bond as proposed. However, if the tenant does not respond, you will still need to provide CBS with evidence supporting your claim — and if the claim is not substantiated, it will be refused, and you will need to make an application to SACAT.

Where the tenant claims without the landlord’s consent

If the tenant requests a bond refund without your consent, you will be notified and given 14 days to dispute it. If you do not dispute within 14 days, the Commissioner may pay the bond to the tenant.

Landlord claim deadline after termination

If a landlord applies for the whole or part of the bond to be paid to the landlord, section 63(16) of the Act and regulation 15(5) of the 2025 Regulations require the application to be made within 14 days after the end of the tenancy, in the manner and form determined by the Commissioner. Do not treat the older 12-month SACAT referral rule as a practical deadline for landlord claims.

The Act still contains a separate rule requiring the Commissioner to refer landlord-only applications made more than 12 months after termination to SACAT, but that does not displace the current 14-day prescribed claim period for landlord applications.

Co-tenant bond refunds (from 1 July 2024)

From 1 July 2024, section 63(14) introduced specific rules for bond refunds involving co-tenants. A full bond refund must be paid to co-tenants in equal shares unless each co-tenant consents to unequal shares. Where a balance of the bond is due after an amount is paid to the landlord, the balance may be paid in unequal shares if each co-tenant consents to their share, or in equal shares if at least one co-tenant consents.

If the co-tenants and landlord agree under these provisions, the application is not liable to be disputed.

Disputed Bond Claims and SACAT

If a bond claim is disputed — by either party — the Commissioner will refer the dispute to SACAT for determination.

The conciliation process

When a bond dispute is referred to SACAT, it is typically listed for a conference first. At the conference, the parties attempt to reach agreement with the assistance of a SACAT member. If an agreement is reached, it is recorded as an order. If no agreement is reached at the conference, the matter may be set down for a full hearing at a later date.

What evidence you need

In a bond dispute at SACAT, the landlord bears the burden of proving the claim. You will typically need the inspection sheet from the start of the tenancy, photographs or video of the property at the start and end of the tenancy, invoices or quotes for cleaning or repairs, and evidence that any damage is beyond fair wear and tear.

Without a completed inspection sheet, your position is significantly weakened. SACAT will compare the condition at the start against the condition at the end — and if you cannot demonstrate the starting condition, the tribunal has little basis to award your claim.

SACAT disclosure of orders to the Commissioner

From 1 July 2024, the Registrar of SACAT may disclose to the Commissioner the details of decisions or orders made by the Tribunal, to allow bond repayments to be made in accordance with those orders. This streamlines the process — previously, delays could occur between a SACAT order and the Commissioner actioning the bond payment.

RentRight SA

If a dispute arises, either party can contact CBS for advice on 131 882. Tenants can also access free and independent advocacy support at SACAT through RentRight SA by calling 1800 060 462 or emailing rentrightsa@syc.net.au.

The 2024–2026 Reforms — What Changed for Bonds

SA’s rental reforms between 2024 and 2026 made several changes that directly affect bond administration.

More affordable bond threshold (1 April 2023)

The threshold for the higher bond limit was raised from $250 per week to $800 per week. This means the vast majority of SA rental properties now require a maximum bond of four weeks’ rent, down from six weeks’ rent for many properties. This change applied to new tenancy agreements entered into on or after 1 April 2023.

Increased penalties (1 March 2024)

All bond-related penalties were substantially increased. Charging an excessive bond went from a maximum fine of $5,000 to $35,000 with a $2,000 expiation fee. Failing to provide a receipt went from $2,500 to $25,000 with a $1,200 expiation fee. Failing to lodge the bond went from $5,000 to $35,000 with a $2,000 expiation fee.

Tenant self-lodgement (1 July 2024)

Tenants gained the ability to lodge their bond directly with the Commissioner. The Commissioner notifies the landlord of the lodgement details.

Co-tenant equal shares rule (1 July 2024)

Bond refunds to co-tenants must now be paid in equal shares unless each co-tenant consents to unequal shares.

14-day dispute period prescribed (1 September 2025)

The Residential Tenancies Regulations 2025 prescribed a 14-day period for parties to dispute a bond claim, replacing the previous “ten days” reference in the Act. This applies to all stages of bond processing.

Other Costs You Can Charge at the Start of a Tenancy

The bond is not the only cost at the start of a tenancy, but the additional charges are strictly limited. Under sections 53 and 54 of the Act, the only amounts you can require from a tenant at the start of a tenancy are:

Rent in advance: a maximum of two weeks’ rent. You cannot require more than two weeks’ rent before the end of the first two weeks of the tenancy.

The bond: up to the maximum limit described above.

A consideration payment (deposit): if you request a deposit from a prospective tenant as an option to enter into a tenancy agreement, that amount must be applied against rent if the tenant proceeds. If the tenant does not proceed, you may keep the deposit.

You must not charge application fees, background check fees, lease preparation fees, key fees, or any other start-of-tenancy costs. Under section 50, the landlord must bear the costs of preparing the tenancy agreement. Penalties of up to $25,000 (with an expiation fee of $1,200) apply for charging prohibited amounts.

Unclaimed Bonds

If a bond was paid for a property rented in the past and the refund has not been applied for, that bond may still be held in the Residential Tenancies Fund. CBS can refund the bond if you provide details of the tenancy — the exact address, the other party’s name, the bond amount, and proof of identity.

You can search for unclaimed bonds through the CBS bond status portal at portal.cbs.sa.gov.au or by contacting CBS on 131 882.

If the tenancy ended because you served a notice for arrears or another breach, our SA eviction notice guide guide covers that process separately. If the tenancy ended early because the tenant left before the fixed term expired, see our SA break lease guide guide.

Common Mistakes Landlords Make with Bonds in SA

These are the errors that most commonly lead to penalties, refused bond claims, or lost SACAT disputes.

Charging More Than the Maximum Bond

The maximum is four weeks’ rent for rent of $800 per week or less, and six weeks’ rent for rent above $800 per week. Charging more — even by a small amount — is an offence carrying a maximum penalty of $35,000 and a $2,000 expiation fee. Calculate the bond based on the weekly rent payable during the first six months of the tenancy.

Failing to Provide a Receipt Within 48 Hours

Every bond payment must be receipted within 48 hours. The receipt must include the date, the payer’s name, the amount, and the property address. Missing this deadline is an offence with a maximum penalty of $25,000 and a $1,200 expiation fee.

Not Lodging the Bond on Time

Self-managing landlords have two weeks to lodge the bond with the Commissioner. Registered agents have four weeks. If the bond is not lodged, the tenant may not receive their bond number and receipt from CBS — and should contact CBS immediately. Late lodgement carries a maximum penalty of $35,000 and a $2,000 expiation fee.

Not Completing the Inspection Sheet

The inspection sheet is your primary evidence in any bond dispute. If you do not complete a thorough inspection sheet at the start of the tenancy, your ability to claim against the bond for damage or cleaning at the end is severely compromised. SACAT will compare the start and end condition — without a starting benchmark, the comparison cannot be made.

Trying to Increase the Bond Too Soon

Bond increases can only occur at intervals of at least two years. You must give 60 days’ written notice and the total bond cannot exceed the relevant limit. Attempting to increase the bond within two years, or without proper notice, is not enforceable.

Delaying the Bond Claim After the Tenancy Ends

Landlord bond claims must be made within 14 days after the tenancy ends. Waiting longer can put the claim outside the prescribed period, so prepare your evidence and make any claim promptly.

Claiming for Fair Wear and Tear

You cannot claim the bond for normal wear and tear — only for damage beyond what is expected from ordinary use. Carpet wear in high-traffic areas, minor scuffs on walls, and faded paintwork are typically fair wear and tear. Holes in walls, stained carpets from spills, and broken fixtures are typically damage. The distinction matters, and SACAT will scrutinise your evidence.

Not Disputing a Tenant’s Claim Within 14 Days

If a tenant makes a bond refund claim without your consent, you have 14 days to dispute it. If you do not lodge a written notice of dispute within that period, the Commissioner may pay the bond to the tenant. Set a calendar reminder when you receive the notification — missing the deadline can mean losing your claim entirely.

Frequently Asked Questions About Rental Bonds in SA

What is the maximum bond I can charge in SA? Four weeks’ rent if the rent is $800 per week or less, and six weeks’ rent if the rent exceeds $800 per week. This is set by section 61(3) of the Residential Tenancies Act 1995 and regulation 13 of the Residential Tenancies Regulations 2025. You cannot require more than one bond per tenancy agreement.

How long do I have to lodge the bond? If you are a self-managing landlord, you must lodge the bond with the Commissioner within two weeks of receiving payment. If you use a registered agent, the agent has four weeks. Failure to lodge carries a maximum penalty of $35,000.

Can the tenant lodge the bond themselves? Yes. From 1 July 2024, tenants can lodge their bond directly with the Commissioner. When this happens, the Commissioner notifies the landlord or agent of the lodgement details.

Is there a separate pet bond in SA? No. Unlike WA, SA does not permit a separate pet bond. The maximum bond amount applies regardless of whether a pet has been approved.

How do I claim the bond at the end of the tenancy? Through the CBS Residential Bonds Online (RBO) portal. If both parties agree on the split, the claim is processed by the Commissioner. If either party disputes, the other has 14 days to respond, and unresolved disputes are referred to SACAT.

What if I don’t dispute a tenant’s claim within 14 days? The Commissioner may pay the bond to the tenant as proposed. The 14-day deadline is strict — if you miss it, you may lose your right to claim.

Can I increase the bond during a tenancy? Yes, but only if at least two years have elapsed since the bond was paid or last increased. You must give at least 60 days’ written notice, and the total cannot exceed the relevant limit based on current rent.

What evidence do I need for a bond claim? The inspection sheet from the start of the tenancy is your most important document. You should also have photographs from the start and end, invoices or quotes for repairs or cleaning, and evidence that any damage exceeds fair wear and tear.

What happens if I miss the 14-day landlord claim period? Section 63(16) requires landlord applications for payment of the bond to the landlord to be made within the prescribed period, which regulation 15(5) sets at 14 days after the end of the tenancy. If you miss that window, the standard Commissioner pathway may not be available and you should expect to need Tribunal assistance rather than assuming CBS will process the claim normally.

What is the SA Housing Trust bond guarantee? The Housing Trust issues bond guarantees to approved tenants. The guarantee works like a cash bond and provides the same security. It must be lodged with CBS to become valid, and it will be cancelled if not lodged by the date shown on the form.

Where can I check the status of a bond? Through the CBS Residential Bonds Online portal or by searching at portal.cbs.sa.gov.au. You can also call CBS on 131 882.

Summary

The rental bond in SA is governed by strict legislative requirements at every stage — from the maximum amount, to the 48-hour receipt deadline, to the two-week lodgement period, to the 14-day dispute window at the end of the tenancy. The 2024–2026 reforms increased penalties substantially, introduced tenant self-lodgement, and changed the co-tenant refund rules.

For self-managing landlords, the most important compliance steps are straightforward: charge the correct amount, receipt within 48 hours, lodge within two weeks, complete a thorough inspection sheet, and make your bond claim promptly at the end of the tenancy. Getting these right protects your position in any future dispute. Getting them wrong exposes you to penalties and weakens your case if the matter reaches SACAT.

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 lease agreement guide
• SA rent increase guide
• SA eviction notice guide
• SA break lease guide

Compare rental bond guides in other states

• WA rental bond guide
• NSW rental bond guide
• QLD rental bond guide
• VIC rental bond guide
• Tasmania rental bond guide
• ACT rental bond guide