Tenant Modifications to Rental Property in South Australia

What the Law Says About Tenant Modifications in SA

Under the Residential Tenancies Act 1995, tenants cannot make modifications to a rental property without the landlord's written consent. This applies to anything that changes the physical fabric of the premises — from installing shelves and curtain rods to repainting walls, adding garden structures or modifying fixtures.

Section 70 generally requires written consent for an alteration or addition, but a landlord cannot unreasonably withhold consent to a minor alteration or a reasonable, necessary alteration for a tenant's disability or age-related mobility or access needs. The condition report records the property's starting condition.

Reasonable vs Unreasonable Refusal

Section 70 of the Residential Tenancies Act 1995 requires landlords not to unreasonably withhold consent for minor alterations and for certain reasonable disability or age-related access alterations.

The Act allows refusal in specified circumstances, including when an alteration would significantly change the premises, affect common areas, breach another law, or cannot reasonably be restored. Tenants may apply to SACAT if consent is unreasonably withheld.

Practically, blanket refusals create friction. A tenant who wants to put up a picture hook or install a curtain rail is making a low-risk request. Refusing it strains the relationship without protecting the property in any meaningful way.

Common Modification Requests and How to Handle Them

Minor fixtures (picture hooks, curtain rods, towel rails). These cause minimal damage and are easily reversed. Most landlords grant consent with a condition that the tenant restore the wall at the end of the tenancy — fill holes, touch up paint.

Repainting. This is higher-risk. Grant consent in writing with specific conditions: approved colours only, professional standard of finish, primer where needed. Require the tenant to repaint to the original colour at the end of the tenancy, or agree that you'll accept the new colour if it's neutral.

Garden modifications (raised beds, fencing, landscaping). These can add value or create future maintenance obligations. Consent should specify what must be removed at the end of the tenancy and what can stay. A raised garden bed is removable; a concrete slab is not.

Disability modifications (grab rails, ramps, widened doorways). Section 70 says a landlord cannot unreasonably withhold consent to a reasonable and necessary alteration for a tenant's disability if it would not significantly change or affect the structure of the premises. Treat these requests in line with that statutory test.

Smart locks, security cameras, doorbells. If the device is battery-powered and attaches with adhesive or screws, it's a minor modification. If it needs mains wiring, any electrical work must be done by a licensed electrician who issues an eCoC. Include in your consent that the tenant must remove the device at the end of the tenancy and restore the original fixture.

Putting Consent in Writing

Always document modification consent in writing. Include:

• The specific modification approved
• Any conditions (professional tradespeople, approved colours, restoration requirements)
• Whether the modification must be reversed at the end of the tenancy
• Who pays for the modification and any restoration

Keep a copy in your tenancy file alongside the property inspection sheet. At the end of the tenancy, the inspection sheet and your written consent document become your evidence for any bond dispute about whether the property was restored to its original condition.

What Happens If a Tenant Modifies Without Consent

If a tenant makes an alteration that required consent but was made without it, follow the statutory breach process. Section 70 generally requires the tenant to return the premises to its former state at the end of the tenancy, unless the parties agree otherwise.

The cost of an alteration is generally the tenant's responsibility. Any bond claim or compensation application should be supported by evidence of the original and final condition.

Don't ignore it until the end of the tenancy and then discover the damage. Address unauthorised modifications promptly during routine inspections (maximum 4 per year under Section 72).

The SA Rental Minimum Standards Guide covers the full range of landlord obligations during a tenancy — from entry rights and repair workflows to documentation standards — so you can manage modification requests alongside every other compliance requirement.

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