WA Residential Tenancies Act Bond Rules for Landlords

The Act That Governs Every WA Bond

The Residential Tenancies Act 1987 (WA) — commonly shortened to the RTA — is the primary legislation governing security bonds for residential tenancies in Western Australia. It's supported by the Residential Tenancies Regulations 1989, and both have been significantly amended by the Residential Tenancies Amendment Act 2024, which rolled out in stages from mid-2024 through 2026.

Private self-managing landlords are bound by exactly the same statutory duties, deadlines, and penalties as licensed real estate agents. Not having an agent doesn't create any exemptions.

The Bond Provisions That Matter Most

Section 29 — Bond caps and lodgement. The maximum security bond is four weeks' rent when the weekly rent is $1,200 or less. Properties above that threshold are uncapped. The pet bond is capped at $260 total per tenancy (assistance animals exempt). The landlord must lodge the bond with the Bond Administrator within 14 calendar days of receiving the funds. Failure to lodge triggers a $2,000 infringement notice or up to $20,000 at court.

Section 27 — Upfront payment limits. A landlord cannot require more than two weeks' rent in advance. Application fees, key deposits, administration charges, and lease preparation fees are all prohibited.

Section 27B — Tenant information. The landlord must provide prescribed tenant information (Form 1AC for written agreements, Form 1AD for non-written) at signing or within 14 days of move-in. Fine: up to $5,000.

Section 27C — Property condition report. Form 1 must be completed and two copies given to the tenant before or at key handover. The tenant has 7 days to return an annotated copy. Fine for non-compliance: up to $5,000 — and without Form 1, the landlord has no baseline for bond claims.

Section 30 — Bond top-ups. When rent increases during the tenancy, the landlord can require a proportional bond top-up. The additional funds must be lodged within 14 days using the Variation of Security Bond form.

The 2024–2026 Amendments

The Residential Tenancies Amendment Act 2024 brought structural changes to how bonds are managed:

Streamlined bond release. The old system required every party to sign a Joint Application for Disposal — any disagreement sent the matter straight to court. The new Security Bond Release Application allows either party to initiate a release, with a 14-day response window. Disputes go to the Commissioner for Consumer Protection for an administrative determination, not the Magistrates Court.

Commissioner determination powers. The Commissioner now has binding authority over bond disputes, pet requests (Form 25), and minor property modifications. This replaces the previous requirement to litigate every disagreement in court.

Rent increase frequency. Rent can only increase once every 12 months (both fixed-term and periodic leases), with at least 60 days' written notice via Form 10.

Pet consent framework. Tenants submit a Form 25 pet request. The 14-day clock starts the day after receipt; a landlord seeking to refuse or impose non-standard conditions must apply to the Commissioner within that window. A request with no response is automatically approved.

Legacy form sunset. The old Joint Application for Disposal forms will be accepted only until 31 December 2026. After that, all bond releases must use the new streamlined process.

Who the Act Covers

The RTA applies to standard private residential tenancies — fixed-term and periodic agreements — including individual room rentals where the tenant has exclusive possession and sub-tenancy arrangements. Head-tenants who take a bond from a sub-tenant assume the full statutory duties of a landlord.

The Act does not cover:

• Boarders and lodgers (no exclusive possession)
• Residential park long-stay tenants (governed by the Residential Parks (Long-stay Tenants) Act 2006)
• Commercial leases, holiday lets, approved student housing, and care facility placements

The Regulatory Authority

The primary regulator is Consumer Protection, a division within the Department of Local Government, Industry Regulation and Safety (DLGIRS). The Bond Administrator — the statutory custodian for all residential security bonds — operates within DLGIRS. The Commissioner for Consumer Protection handles dispute determinations and enforcement.

For the complete bond compliance workflow — from the statutory caps and lodgement steps through mid-tenancy variations, exit deductions, and the dispute process — the Rental Bonds in Western Australia guide translates the Act's requirements into a step-by-step operational system with fillable tracking tools.

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