Rental Bond Compliance Checklist for South Australia Landlords

Self-managing a rental property in South Australia means you're personally responsible for every statutory bond obligation that a property manager would otherwise handle. Missing the bond-lodgement deadline carries a maximum fine of $35,000 and a $2,000 expiation fee. Here's what has to happen, in order, with the deadlines that matter.

Before the Tenancy Starts

Calculate the bond cap. Under Section 61 of the Residential Tenancies Act 1995, the maximum bond depends on weekly rent. If rent is $800 per week or less, you can collect up to 4 weeks' rent. If rent exceeds $800 per week, the cap rises to 6 weeks' rent. The $800 threshold was set on 1 April 2023 — don't rely on the old $250 figure.

No pet bond, no holding deposit, no application fee. Pet bonds are unlawful in SA following the 1 July 2024 reforms. You also cannot charge holding deposits, option fees, or administration fees to reserve a property or process an application. Section 53 penalties for prohibited non-rent, non-bond payments reach $25,000 plus a $1,500 expiation fee. Demanding more than one bond, including a separate pet bond, carries a maximum $35,000 fine and a $2,000 expiation fee under Section 61.

Use Form A1 for applications. Since 1 January 2026, the standardised rental application Form A1 is mandatory. Soliciting prohibited background data outside Form A1 carries penalties up to $20,000.

Prepare the Regulation 4 Inspection Sheet. Complete a detailed condition report covering every room, fixture, and surface. Sign it, and give each tenant one signed copy when they commence occupation. The sheet provides a tenant column for their assessment; Regulation 4 sets no 5-to-7-day return window. Failing to provide an inspection sheet carries a $5,000 maximum fine.

At Collection

Issue a receipt within 48 hours. Every time you receive bond money — whether cash, EFT, or bank transfer — you must give the tenant a written receipt stating the date, the payer's name, the amount, and the property address. If the payment generates an electronic record containing those four elements, a separate paper receipt isn't required, but best practice says issue one anyway. Maximum fine for missing this: $25,000, with a $1,200 expiation fee.

Lodge the bond within 14 days. If you receive the bond money, transmit it to CBS within 14 calendar days using Residential Bonds Online (RBO) or a paper Bond Lodgement Form. Registered land agents get 28 days. The clock starts when you receive the money, not when the lease starts. Late lodgement: up to $35,000 fine and a $2,000 expiation fee.

If the bond is paid in instalments, each instalment triggers its own 14-day clock from the date you receive that specific payment.

During the Tenancy

Bond top-ups. You may require a bond increase only after at least 2 years have elapsed since the bond was given or last increased. Give the tenant written notice specifying the increase and a payment period of at least 60 days. The total bond cannot exceed the statutory cap. Lodge any top-up money you receive within 14 days.

Update tenant records when co-tenants change. Use RBO's "Adjust bond" function to add or remove tenants. All parties — remaining tenants, departing tenant, incoming tenant, and landlord — must consent.

Update records if ownership or management changes. If you sell the property or switch agents, the incoming party initiates a bond import request in RBO.

At End of Tenancy

Run the exit inspection. Use the same Inspection Sheet format to compare current condition against the move-in baseline. Photograph everything — time-stamped photos of every room, the same angles you captured at move-in.

Submit the claim or refund through RBO. If you and the tenant agree on the split, both parties approve in RBO and CBS pays out via EFT. If there's a dispute, submit an unconsented claim — CBS issues a Notice of Claim, and the tenant has 14 days to respond.

Submit claims within 12 months. Claims filed more than 12 months after the tenancy ends are not processed by CBS — they go straight to SACAT, with tribunal fees and longer timelines.

The Penalty Table at a Glance

The SA Rental Bond Guide puts all of these obligations into a dated compliance checklist with the exact forms, RBO steps, and statutory references for each stage. It's designed so you can work through the tenancy lifecycle without needing to cross-reference five different CBS pages.

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