WA Routine Inspection: Landlord Frequency Rules and Entry Requirements

Section 46 of the Residential Tenancies Act 1987 caps routine inspections and sets strict rules for how and when a landlord can enter. Getting this wrong is a breach of the tenant's right to quiet enjoyment — and it's one of the most common compliance failures for self-managing landlords.

Maximum Four Per Year

A WA landlord can conduct a maximum of 4 routine inspections per 12-month period. That's four for the entire year, not four per quarter.

Most property managers space them quarterly (one every three months), which is the practical maximum. Self-managing landlords who want to check the property more frequently don't have a legal mechanism to do so through routine inspections — the cap is absolute.

Notice Requirements: Form 19

Every routine inspection requires written notice via Form 19 (Notice of Intention to Enter Premises). The notice must give between 7 and 14 days notice before the proposed entry date.

• Less than 7 days: the notice is invalid and the tenant can refuse entry
• More than 14 days: the notice is also invalid

The window is narrow by design. Serve the notice and schedule accordingly.

Permitted Entry Hours

Routine inspections can only take place during:

• Weekdays: 8:00 AM to 6:00 PM
• Saturdays: 9:00 AM to 5:00 PM
• Sundays and public holidays: entry is prohibited unless the tenant specifically agrees

An inspection scheduled for 7:30 AM on a Tuesday or any time on a Sunday without tenant consent is unlawful entry.

Other Entry Types

Routine inspections aren't the only reason you might need to enter:

Emergency entry — immediate access without prior notice for life-threatening emergencies, active flooding, gas leaks, or essential urgent repairs. No Form 19 needed.

Non-urgent repairs — requires at least 72 hours advance written notice. This is separate from the routine inspection count.

Prospective tenant viewings — covered under different notice provisions, but the tenant must receive reasonable notice.

What Constitutes Unlawful Entry

Entering without proper notice, outside permitted hours, or exceeding four routine inspections per year constitutes a breach under the RTA. The tenant can apply to the Magistrates Court for a compliance order, and repeated unauthorised entry can support a claim for breach of quiet enjoyment.

Practical Tips

• Set all four inspection dates at the start of the tenancy and note them in your calendar
• Serve Form 19 via a method that creates a delivery record (email with read receipt, or hand-delivered with signed acknowledgement)
• Use the inspection to check safety devices (smoke alarms, RCDs, locks) alongside property condition — it's your only regular opportunity to verify ongoing compliance

For inspection checklists, Form 19 guidance, and the complete entry rules framework, get the WA landlord compliance guide.

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