WA Prescribed Tenancy Forms for Landlords: Form 1A, 1B, 1C, 20 and 21 Explained

Western Australia uses prescribed forms for formal notices of termination. A non-rent breach notice may also be given in a letter; the prescribed Form 20 is available for that purpose. Use the current official version of each prescribed form and do not alter its required content. Here is what each form does and when you use it.

Form 1C — Notice of Termination (General)

Form 1C is the workhorse form. It covers five different termination grounds, each with its own notice period:

• No-grounds periodic termination (s 64): 60 days' minimum notice
• Sale requiring vacant possession (s 63): 30 days' minimum notice, periodic tenancies only
• Fixed-term expiry (s 70A): 30 days' minimum notice, vacate date on or after the end date
• Non-rent breach (s 62, after Form 20): 7 days' minimum notice
• Uninhabitable or destroyed premises (ss 69/75A): 7 days' notice

When you fill in Form 1C, you must tick or cite the specific statutory section. Ticking the wrong box or citing the wrong section — for instance, citing Section 63 (sale) when you should be using Section 64 (no-grounds) — invalidates the notice entirely.

Form 1A — Termination for Non-Payment of Rent (Two-Stage Route)

Form 1A is used after you have already served a Form 21 breach notice for rent arrears and the 14-day remedy period has expired without payment. It gives the tenant 7 days to vacate.

The two-stage process (Form 21 → wait 14 days → Form 1A) is more robust in court than the direct route because the tenant has already had a formal opportunity to pay.

Form 1B — Termination for Non-Payment of Rent (Direct Route)

Form 1B lets you skip the Form 21 breach notice and go straight to a termination notice when rent is in arrears. The notice period is 7 days.

The trade-off is significant: under the statutory protection attached to Form 1B, the court may refuse to make a termination order and allow the tenancy to continue if the tenant pays the full outstanding rent and court application fees before or on the day before the hearing.

Form 20 — Non-Rent Breach Notice

Form 20 is the notice to tenant of breach of agreement other than failure to pay rent. It gives the tenant 14 days to fix a non-rent breach, such as an unauthorised pet or failure to maintain the property. Describe the breach clearly; if it remains unresolved, Form 1C can give the tenant 7 days to vacate.

Form 21 — Rent Arrears Breach Notice

Form 21 is the breach notice for non-payment of rent. It gives the tenant up to 14 days to pay what is owed before the landlord may issue Form 1A.

For rent arrears, Form 21 is the first step in the two-stage route that leads to Form 1A. State the rent period and amount owed, then allow the remedy period to expire before serving Form 1A.

Form 12 — Application for Court Order

Form 12 is what you file with the Magistrates Court when the tenant does not vacate after a valid notice expires. You submit it through the eCourts Portal with your notice, proof of service, and supporting documents.

Form 22 — Tenant's Notice of Termination

Form 22 is the tenant's form, not yours. A tenant on a periodic tenancy can serve Form 22 giving 21 days' notice to end the agreement. If you have served a Section 63 sale notice or a Section 64 no-grounds notice during a periodic tenancy, the tenant can use Form 22 to leave earlier than your stated vacate date by giving 21 days' notice.

Where to Download the Forms

All prescribed forms are published free by Consumer Protection WA at consumerprotection.wa.gov.au. Always download the current revision — using a superseded version renders the notice defective and the Magistrates Court cannot cure it.

Using the Right Form Is Not Enough

Having the correct form is the starting point, not the finish. A valid notice also requires the correct statutory section, accurate party names, the right property address, a correctly calculated vacate date (excluding the day of service, adding postal transit days), and service by an approved method. The Ending a Tenancy in Western Australia guide walks through every form, every ground, and every calculation so the notice you serve is the one the court accepts.

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