South Australia Rent Increase Rules

How Rent Increases Work in South Australia

South Australia doesn't cap how much you can raise rent. There's no annual percentage limit like Ontario's guideline increase or Victoria's CPI-based cap. What the Residential Tenancies Act 1995 does control is when and how you increase it.

The rules differ depending on whether your tenant is on a fixed-term lease or a periodic (month-to-month) tenancy.

Fixed-Term Leases

You cannot increase rent during a fixed-term lease unless the agreement specifically allows it and sets out the method — either a fixed dollar amount or a formula (like CPI + a margin). If the lease is silent on rent increases, the rent stays locked for the entire term.

When the fixed term ends and rolls into a periodic tenancy, you can then issue a rent increase notice under the standard periodic rules below.

Periodic Tenancies

For periodic tenancies, two rules apply:

Frequency: rent can only be increased once every 12 months. The clock starts from either the tenancy start date or the date the last increase took effect — whichever is later.

Notice: you must give the tenant at least 60 days' written notice before the increase takes effect. The notice must state the new rent amount and the date it starts.

There's no prescribed form for the notice — a letter or email works, as long as it's in writing and clearly states the new amount and the effective date. Keep a copy. A tenant who believes the increase is excessive may apply to SACAT within 90 days of receiving the notice.

The Rent Bidding Ban

Section 52A of the Residential Tenancies Act 1995 makes it illegal to solicit rent bids. You must advertise the property at a fixed dollar amount. Asking prospective tenants to offer more than the advertised rent, or accepting unsolicited higher offers, carries a maximum penalty of $35,000 or an expiation fee of $2,000.

This applies at the start of a new tenancy, not to periodic increases during an existing tenancy. But it shapes how you set the initial rent — you can't lowball the advertised price and hope for competing bids.

Housing Improvement Rent Control

South Australia does have one form of rent control, and it's punitive. Under Part 4 of the Housing Improvement Act 2016, the Housing Safety Authority can issue a Rent Control Notice (Section 25) on any property declared substandard under the Substandard Property Register.

A rent control notice caps your rent at whatever the HSA determines is appropriate for the property's condition. The cap stays in place until you complete the required repairs and the HSA verifies compliance. During that period, you cannot increase the rent beyond the controlled amount, regardless of the 12-month cycle.

This isn't a market regulation tool — it's an enforcement mechanism. Properties end up on the register because they've failed minimum housing standards under the Housing Improvement Regulations 2017 and the landlord hasn't fixed the defects. If your property meets the standards, rent control doesn't apply.

What Tenants Can Do About an Increase

A tenant who believes a rent increase is excessive can apply to SACAT (South Australian Civil and Administrative Tribunal) within 90 days of receiving the notice. The standard application fee is $93. SACAT considers comparable rents in the area, the condition of the property, and whether the increase is disproportionate to the former rent.

SACAT may determine that a proposed increase is excessive.

Practical Steps for Landlords

1. Check your lease — if it's fixed-term, confirm whether a rent review clause exists and what method it prescribes
2. For periodic tenancies, confirm at least 12 months have passed since the last increase
3. Issue written notice at least 60 days before the effective date
4. Keep a copy of the notice and proof of delivery (email read receipt, signed hand-delivery, registered post)
5. Never advertise a property below the rent you intend to charge — the rent bidding ban means the advertised figure is the figure

The SA Rental Minimum Standards Guide covers the full landlord obligations framework — from pre-let compliance through to ongoing maintenance, entry rights and the penalty schedule — so you're across every requirement, not just rent.

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