Property Condition Report in South Australia

Why the Condition Report Matters

The property condition report is your baseline. It records the state of every room, fixture and surface on the day the tenant moves in, and it becomes the reference point when the tenancy ends and you're assessing the bond claim.

Under Regulation 4 of the Residential Tenancies Regulations 2025, a signed condition report must be provided to the tenant at or before the commencement of occupation. This isn't optional — it's a statutory requirement. A completed report gives you a starting record for any bond dispute at SACAT; other evidence may also be relevant.

What the Report Must Cover

The CBS (Consumer and Business Services) provides a standard Property Inspection Sheet. It covers:

• Every room in the property — each wall, floor, ceiling, window, door, fixture
• All appliances provided by the landlord (oven, cooktop, dishwasher, heating/cooling units)
• External areas — fences, gates, driveway, garden, shed, clothesline
• General condition of paintwork, floor coverings, window coverings
• Smoke alarms — location, type, manufacture date
• Keys and locks — number of keys issued, lock condition

The report should note both the condition (good, fair, worn) and any existing damage or wear (scratch on kitchen benchtop, stain on bedroom carpet, crack in bathroom tile). Be specific. "Fair condition" tells a tribunal nothing. "Two small chips on tile edge, right side of vanity" tells them exactly what was there at the start.

How to Complete It Properly

Before the tenant arrives. Walk the property yourself and fill in the report. Photograph every room from multiple angles, paying extra attention to:

• Floor coverings (carpet stains, scratches on timber, chipped tiles)
• Walls (marks, nail holes, cracks, paint condition)
• Kitchen and bathroom fixtures (chips, discolouration, sealant condition)
• Windows and doors (scratches, damaged tracks, lock mechanisms)
• External paintwork and fencing

At the tenant's inspection. The tenant should walk the property with the report and note anything they disagree with or anything you missed. Both parties sign the report. If the tenant identifies additional damage, add it — this protects both of you.

Provide the tenant with a copy. The signed report goes to the tenant. Keep your own signed copy in the tenancy file.

The End-of-Tenancy Comparison

When the tenancy ends, you conduct another inspection using the same report format. Compare the property's condition against the original report, accounting for fair wear and tear.

Fair wear and tear is not a breach. Faded curtains from sunlight, minor scuff marks on walls from furniture, worn carpet in high-traffic areas — these are expected over time and can't be claimed against the bond.

Damage beyond fair wear and tear is claimable. A large hole in a wall, carpet burns, broken fixtures, missing keys — these go beyond what's expected and can be deducted from the bond.

The quality of your original condition report determines whether a bond claim succeeds. If your starting report says "carpet — good condition" and the tenant returns the property with a stained carpet, you can claim. If your starting report is blank or says "not inspected," the tenant's argument is that the stain was already there.

SACAT and Bond Disputes

If the landlord and tenant can't agree on bond deductions, either party can apply to SACAT. The standard filing fee is $93. The tribunal will look at:

1. The signed condition report from the start of the tenancy
2. The final inspection report
3. Photographs from both inspections
4. Quotes or invoices for repair work
5. Whether the claimed damage exceeds fair wear and tear for the tenancy's duration

A detailed, photographed condition report with specific descriptions can support a proportionate claim. A vague or incomplete report gives the tribunal less evidence about the property's starting condition.

Tips for a Strong Condition Report

• Photograph everything, even if the property is brand new — the photos prove the condition at handover, not just the report
• Date and label photos — room name, angle, any specific defect
• Note appliance details — brand, model, serial number, condition
• Record meter readings — water, gas, electricity at the start of the tenancy
• Include smoke alarm details — type (photoelectric, ionisation), power source (240V, 10-year lithium, 9V battery), manufacture date from the label
• Don't skip sheds, garages and outdoor areas — damage to fencing, gates and driveways is common and expensive

The SA Rental Minimum Standards Guide includes a pre-let inspection index that pairs the condition report with the minimum housing standards audit, so you can assess both compliance and condition in a single walk-through before each tenancy.

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