How to Serve a Tenancy Notice in South Australia

A tenancy notice in South Australia is not effective until it is lawfully served. Under Section 120 of the Residential Tenancies Act 1995, the method of service determines when the notice is deemed received, which in turn determines Day 0 for the clear-day count. A notice that is not served through one of the four recognised methods is treated as though it was never delivered, regardless of whether the tenant actually saw it.

The Four Recognised Methods

Personal delivery. Handing the notice directly to the tenant or to an authorised adult resident at the premises. Day 0 is the date of handover. This is the cleanest method because there is no ambiguity about when the tenant received it.

Letterbox delivery. Placing the notice inside the property's primary letterbox, or affixing it securely to the main entrance if no letterbox exists. Day 0 is the date the notice is placed. The landlord should photograph the letterbox with the notice visible and note the date and time.

Postal mail. Sending the notice via standard or registered post addressed to the tenant at their last known place of residence, business, or employment. Day 0 is the deemed receipt date, which is the posting date plus Australia Post's delivery allowance — a minimum of 2 to 4 business days within South Australia, excluding weekends and SA public holidays.

Email. Sending the notice electronically to the tenant's nominated email address — but only if the tenant has previously provided express written consent to receive legal notices via email, typically in Clause 1 of the lease agreement. Day 0 is the deemed receipt date under the applicable service rules. If the tenant has not consented, email service is invalid and the notice is treated as unserved.

What Does Not Count as Lawful Service

• SMS or text message. Not recognised under Section 120, even if the tenant reads and acknowledges it.
• WhatsApp, Facebook Messenger, or any messaging app. Not recognised.
• Leaving the notice on a table inside the property. Unless the tenant or an authorised adult resident takes it from the landlord's hand, this is not personal delivery. Placing it inside the property without a letterbox handover is ambiguous at best.
• Email without prior written consent. If the lease does not contain a clause in which the tenant consents to electronic service of legal notices, emailing the form is invalid.
• Verbal notice. A spoken statement that "you need to move out" is not a notice under the Act, regardless of how specific it is.

Why Service Method Matters for the Clear-Day Count

The entire notice period depends on Day 0 — the date the tenant is deemed to have received the notice. Each method sets Day 0 differently:

A 60-day notice served by post on Monday 1 September 2025 has a Day 0 no earlier than Wednesday 3 September 2025 (2 business days) — which pushes the earliest valid termination date 2 to 4 days later than the same notice delivered by hand.

Proving Service

SACAT places the burden of proof on the landlord to demonstrate that the notice was lawfully served. If the tenant disputes service, the landlord needs evidence:

• Personal delivery: a witness who was present, or a signed acknowledgement of receipt (though the tenant is not required to sign)
• Letterbox: a dated photograph of the notice in the letterbox
• Post: the Australia Post receipt or tracking number, and the posting date
• Email: a copy of the sent email with timestamp and the lease clause containing the tenant's consent

Without this evidence, SACAT may find that service was not proven, even if the tenant admits to having seen the notice at some point.

Postal Service in Practice

Registered post provides a delivery confirmation, but the deemed receipt date is still calculated the same way — posting date plus the standard delivery allowance. Registered post does not change the clear-day count; it simply provides better evidence that the letter was posted.

When calculating postal delivery days, only count business days (Monday to Friday, excluding SA public holidays). A notice posted on a Thursday may not be deemed received until the following Monday or Tuesday, depending on the delivery estimate.

The Ending a Tenancy in South Australia guide includes a notice service record for documenting the method, date, and evidence of service for every notice, so the proof is assembled at the time of service rather than reconstructed months later at SACAT.

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