Rental Bond Cap South Australia: How Much Can a Landlord Charge?

The single most common bond mistake South Australian landlords make is charging the wrong amount. Demand even one dollar over the cap and you face a $35,000 maximum fine or a $2,000 on-the-spot expiation fee under Section 61 of the Residential Tenancies Act 1995.

The calculation itself is straightforward — but the $800 weekly rent threshold catches landlords whose properties sit near the dividing line.

The Two-Tier Bond Cap

Under Regulation 13 of the Residential Tenancies Regulations 2025, the maximum bond depends entirely on the weekly rent:

• Weekly rent of $800 or less — maximum bond is 4 weeks' rent
• Weekly rent above $800 — maximum bond is 6 weeks' rent

The $800 threshold was permanently set on 1 April 2023, replacing the old $250 threshold. It applies to all standard residential tenancies, including furnished properties — there is no higher cap or furniture deposit allowed under SA law.

Worked Examples

Property rented at $550 per week: $550 × 4 = $2,200 maximum bond.

Property rented at $850 per week: $850 × 6 = $5,100 maximum bond.

Property rented at exactly $800 per week: $800 × 4 = $3,200 maximum bond. The $800 mark falls under the "or less" bracket, so 4 weeks applies.

You can always charge less than the maximum. Some landlords accept a reduced bond to attract tenants quickly, and that is perfectly lawful. What you cannot do is exceed the cap.

What About Rent Increases That Cross the $800 Line?

If a lawful rent increase moves the weekly rent from $780 to $830, the property crosses into the 6-week bracket. The maximum bond expands from $3,120 (4 × $780) to $4,980 (6 × $830). Section 61(2) permits a landlord to require a bond increase only after at least two years have elapsed since the bond was given or last increased, by written notice allowing at least 60 days.

The top-up must be lodged with CBS through RBO within 14 days of receiving it, following the same rules as the original bond.

Rooming Houses and Residential Parks

Rooming house agreements are capped at 2 weeks' rent regardless of the rent level. Residential park site agreements follow a separate 4-week cap under the Residential Parks Act 2007. Neither uses the $800 threshold.

Prohibited Charges That Count as Bond

Section 53 of the Act says a payment's legal character is determined by what it actually is, not what you label it. Pet bonds, holding deposits, application fees, and key money are all prohibited in South Australia. If CBS or SACAT determines a payment was effectively a disguised bond, it counts toward the cap — and any excess is an offence.

The SA Rental Bond Guide includes a Bond Cap Calculation Worksheet that walks through the threshold check, the multiplication, and the deadline fields, so you can run the numbers and document them before a single dollar changes hands.

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