WA Landlord Prescribed Forms: Form 1AA, Form 1AC, and Property Condition Report

WA tenancy law requires specific prescribed forms — not just any lease template you find online. Using an interstate form, a modified version, or skipping a mandatory disclosure weakens your position in every future dispute.

Form 1AA: The Residential Tenancy Agreement

Form 1AA is the standard written tenancy agreement prescribed under the Residential Tenancies Act 1987. It must be executed by both the lessor and tenant before the tenant occupies the property.

You can't substitute your own agreement template. The prescribed form contains mandatory terms set by legislation, and using a modified agreement can invalidate service and expose you to compliance penalties.

Download the current version from the Consumer Protection website — forms published by third-party sites or included in generic Australian landlord kits may be outdated or from a different jurisdiction.

Form 1AC: Information for Tenants

Form 1AC is a mandatory tenant information sheet that must be served at the time of entering into a written tenancy agreement. It outlines the tenant's rights and the landlord's obligations, including:

• Safety requirements (pool barriers, blind cord restraints, furniture tipping risks)
• The tenant's right to request repairs
• The process for bond lodgement and return
• Contact details for Consumer Protection

If you have a verbal or non-written agreement instead of a written lease, you serve Form 1AD within 14 days of the tenancy start rather than Form 1AC.

Keep a record of delivery. In a Magistrates Court or Commissioner determination, your word that you handed over the form isn't evidence — a signed delivery receipt or dated email with the form attached is.

Form 1: Property Condition Report

The Property Condition Report (PCR) documents the exact physical condition of the property at the start of the tenancy. The timing is strict:

1. The landlord completes the report and provides two copies to the tenant within 7 days of occupation
2. The tenant has 7 days to return a signed copy with their own comments and annotations
3. The tenant keeps one copy

This form is the primary evidence in bond disputes. If you haven't completed a thorough Form 1 with photos — every room, every fixture, every existing mark or defect — you'll struggle to claim for damage at the end of the tenancy. The Commissioner for Consumer Protection and the Magistrates Court evaluate bond claims largely based on the comparison between the ingoing and outgoing PCRs.

Form 19: Notice of Intention to Enter

When you need to enter the property for a routine inspection, you must serve Form 19 giving 7 to 14 days written notice. Routine inspections are capped at 4 per 12-month period, and entry must occur during permitted hours: weekdays 8 AM–6 PM or Saturdays 9 AM–5 PM. No Sunday or public holiday inspections unless the tenant specifically agrees.

Emergency entry (gas leaks, flooding, life-threatening situations) doesn't require Form 19 — but anything short of a genuine emergency does.

The Common Mistakes

Three errors that come up repeatedly in WA tenancy disputes:

1. Serving Form 1 late — missing the 7-day window means the report exists but wasn't properly served, which tenants can challenge
2. No delivery record for Form 1AC — you served it, but can't prove when
3. Using outdated forms — WA updates prescribed forms when legislation changes; a pre-2024 form may be missing reformed provisions on pets, modifications, and bond release

For a complete walkthrough of every prescribed form with delivery checklists and compliance sequences, get the WA landlord compliance guide.

See more Western Australia guides →