WA Tenancy Reform 2026: No-Grounds Termination and What It Means for Ending a Tenancy

If you have been reading headlines about Western Australia abolishing no-grounds evictions, you might think you have already lost the ability to end a periodic tenancy without a reason. You have not. As of October 2026, no-grounds termination under Section 64 of the Residential Tenancies Act 1987 is still the law.

Where Things Stand Right Now

The WA Government's tenancy reforms have been rolling out in phases. Phase 1 introduced changes to pets, minor modifications, and bond dispute resolution — shifting some disputes from the Magistrates Court to the Commissioner for Consumer Protection. Those changes are already in effect.

Phase 2 is the one that matters for ending a tenancy. It proposes to remove no-grounds termination and replace it with a list of valid grounds. The published proposal includes grounds for a landlord or close family member to live in the property and for demolition, redevelopment, or significant renovation; sale with vacant possession is an existing ground. As of October 2026, Phase 2 has not been enacted. The Section 64 right to serve a 60-day no-grounds notice on a periodic tenancy remains operational.

Why the Confusion Exists

Other Australian states have moved faster. New South Wales phased out no-grounds terminations in May 2025. Victoria already requires landlords to cite a specific ground. Media coverage of these interstate changes — combined with the WA Government's announced intention to do the same — has led many landlords and tenants to believe WA has already abolished no-grounds evictions. It has not.

Adding to the confusion, Bing and other search engines frequently return results for Washington State (USA), which enacted just-cause eviction requirements under its own separate legislation. A Perth landlord searching "WA no grounds eviction" may land on a page about Seattle's Just Cause ordinance, which has nothing to do with the Residential Tenancies Act 1987.

What Landlords Should Do Now

If you are ending a periodic tenancy in WA today, you use the current law: Section 64, Form 1C, 60 days' notice. Do not wait for reforms that have not been legislated — and do not rely on grounds that do not yet exist.

The published proposal does not settle how any future transition rules would apply to notices already served.

Planning for the Transition

The published proposal includes grounds for owner-occupation and significant renovation, but the final legislation will determine the requirements for using them.

Until then, the Ending a Tenancy in Western Australia guide covers the law as it stands — every ground, every form, every notice period — so you serve notice under the rules that actually apply today.

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