South Australia Rental Bond: The Complete Guide for Landlords

Rental bonds in South Australia follow a strict statutory sequence — calculate the cap, collect, receipt within 48 hours, lodge with Consumer and Business Services within 14 days, and maintain the record through to the end-of-tenancy claim. Breaches can carry fines up to $50,000.

The Residential Tenancies Act 1995 (SA) and the Residential Tenancies Regulations 2025 set the rules. CBS administers the system through Residential Bonds Online (RBO), while the South Australian Civil and Administrative Tribunal (SACAT) resolves disputes. Here is how the full lifecycle works.

How Much Bond Can You Charge?

The maximum depends on the weekly rent and the $800 threshold set under Regulation 13:

• Rent of $800 per week or less — maximum 4 weeks' rent
• Rent above $800 per week — maximum 6 weeks' rent

No separate pet bond is permitted. No holding deposit, key money, or application fee can be charged. Demanding more than the statutory maximum is an offence carrying a fine of up to $35,000 or a $2,000 expiation fee.

You can accept less than the maximum or waive the bond entirely, but you cannot exceed it.

The 48-Hour Receipt and 14-Day Lodgement Timeline

Once you receive the bond money, two clocks start running:

1. 48 hours — issue a written receipt recording the date, payer's name (and the tenant's name if someone else paid), amount, and property address
2. 14 calendar days (for self-managing landlords) — transmit the full bond amount to CBS via RBO

Registered land agents have 28 days. The clock starts from when you receive or clear the funds, not from the lease start date.

Lodging Through Residential Bonds Online

RBO gives you two options. You can input the tenancy details and generate a secure payment link that the tenant uses to pay CBS directly by card. Or, if you have already collected the bond, you process a direct debit from your nominated bank account.

Once the payment clears, RBO issues a Bond Lodgement Number and sends confirmation to both you and the tenant.

The Condition Report at Move-In

Under Regulation 4, you must complete a prescribed Inspection Sheet and provide one signed copy to each tenant when they commence occupation. The regulation sets no return deadline; ask the tenant to note any existing defects promptly and make sure both parties keep a copy. This document is the baseline for every claim you make at the end of the tenancy.

Failing to provide the inspection sheet is a $5,000 offence — and without it, SACAT is likely to dismiss damage claims.

End-of-Tenancy: Refund or Claim

When the tenancy ends, run an exit inspection against the original condition report. If you and the tenant agree on the split, submit a mutual refund through RBO and CBS pays out promptly. If you disagree, file an unconsented claim — CBS gives the tenant 14 days to respond or dispute.

Claims filed more than 12 months after the tenancy ends bypass CBS entirely and go straight to SACAT.

Penalties for Getting It Wrong

Late lodgement or overcharging can draw a maximum court fine of $35,000 and a $2,000 expiation fee. Failing to issue a receipt within 48 hours carries a maximum court fine of $25,000 and a $1,200 expiation fee. Attempting to contract out of the Act's protections — backdating receipts, disguising prohibited charges — can attract penalties up to $50,000.

The SA Rental Bond Guide covers each step in detail, with the calculation worksheets, lodgement checklists, and evidence templates that self-managing landlords need to stay compliant from day one through to the final bond release.

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