PropertyWestern Australia’s rental reforms have evolved since the first stage took effect in July 2024. In 2026, the State Government completed the second phase of its tenancy law overhaul, bringing new protections for tenants and clearer guidance for landlords. This update explains how rent increase laws WA, pet ownership rules, minor modifications, bond release processes and the new no‑grounds termination rules now work, and what landlord rights WA property owners need to understand.
What changed in 2024: a quick recap
When the first tranche of rental reforms began on 29 July 2024, Western Australia introduced a 12‑month limit on rent rises, gave tenants the right to request pets and minor modifications, and streamlined how bonds are released. Under these laws, rent can only go up once every 12 months and at least 60 days’ written notice must be given. The limit applies to periodic and fixed‑term agreements, and you must use Form 10 to notify tenants.
Tenants can request to keep a pet and landlords cannot unreasonably refuse. A landlord must reply within 14 days; if they don’t, permission is automatically granted. Similar rules apply to minor modifications. Tenants can install picture hooks, water‑efficient showerheads, curtain rods or child‑safety locks, but they must seek approval and restore the home at the end of the tenancy. In most cases landlords may only refuse if allowing the pet or modification would breach laws or strata by‑laws, involve asbestos, cause undue hardship, or cost more to reverse than the bond. If the landlord wants to refuse for other reasons, they must apply to the Commissioner for Consumer Protection; less than 5 per cent of determinations have favoured landlords.
The first stage also simplified bond release. Any tenant, landlord or agent can apply for bond release, and claims must be lodged under specific categories. Disputes go to the Commissioner rather than to court. A pet bond, now capped at $350, can be collected separately and used for damage caused by an approved animal. These reforms modernised the rental market and set the stage for further improvements.
Phase 2 reforms – what’s new in 2026?
In May 2026 the government announced a second phase of rental reforms that will remove no‑grounds terminations and strengthen housing security. Landlords will need clear and reasonable grounds to end a tenancy, such as major renovations, the owner or their family needing to live in the home, sale of the property with vacant possession, repeated serious breaches or unpaid rent. This change aligns WA with other states and gives tenants greater stability.
Phase 2 also introduces clear minimum standards for rental homes and tightens maintenance obligations. Tenants must be given more information at the application stage, and there will be stricter rules on the type of personal information landlords or agents can request. Landlords must now provide at least one free payment method so tenants can pay rent without incurring service fees. These reforms aim to balance landlord rights WA with tenant protections and reduce disputes.
Understanding rent increase laws WA in 2026
Under current rent increase laws WA, landlords can raise rent only once every 12 months. The 12‑month clock starts from the date the last increase took effect, not the date the notice is sent. Notice must be at least 60 days and must use Form 10. For fixed‑term leases, increases can only occur if the lease specifies the method or amount of the increase; otherwise, you must wait until the lease ends. If notice isn’t given correctly or if a landlord tries to increase rent more often than allowed, tenants are not legally required to pay the higher amount.
When calculating a rent increase, landlords should be able to justify the amount by considering comparable market rents and holding costs such as council rates, land tax and maintenance. Tenants can dispute unreasonable increases in the Magistrates Court. Best practice is to keep increases moderate and provide documentation to support them. Once a rent increase occurs, the bond may need to be topped up to remain within the four‑week cap, and the pet bond can be requested when a pet is approved or at the time of the next rent increase.
Pets and minor modifications – what’s allowed?
Tenants’ right to request pets remains a core part of the rental reforms. Tenants use Form 25 to ask for a pet. A landlord can refuse if a pet breaches a law or strata by‑law, would disturb asbestos or heritage fabric, or if the property is unsuitable. For other reasons, the landlord must apply to the Commissioner for a determination. Reasonable conditions may be imposed, such as limiting the number of animals, requiring professional cleaning or fumigation, or requiring the tenant to meet specific insurance or vaccination requirements.
Minor modifications are defined in the legislation and include small works like picture hooks, wall anchors, child‑safety locks, water‑saving showerheads and vegetable gardens. Tenants need permission and must use Form 26; landlords have 14 days to respond. Landlords can set reasonable conditions, such as requiring a qualified tradesperson or proof of work, and may refuse only for specific reasons. Tenants are responsible for paying for the modification, maintaining it, and removing it or repairing any damage at the end of the tenancy.
Landlord rights WA – balancing fairness and responsibility
These rental reforms aim to protect tenants while clarifying landlord rights WA. Property owners still have the right to collect rent, manage tenancy applications, and require tenants to keep the home clean and undamaged. Under phase 2, landlords retain the right to seek eviction on reasonable grounds, including non‑payment of rent, serious property damage or illegal activity. They can also terminate if they or an immediate family member need to occupy the property or if they plan significant renovations or demolition.
Landlords can claim against the bond for unpaid rent or damage, impose reasonable conditions on pet or minor modification approvals, and refuse requests when they conflict with strata rules, heritage requirements or health and safety laws. They must, however, comply with the 14‑day response timeframe; failing to respond means approval is automatic. Keeping clear written records of decisions and reasons is important to protect your rights.
Streamlined bond release and rent relief
The new bond release system that started in 2025 continues in 2026. Any party (tenant, landlord or agent) can apply for bond release. If all parties agree on how to split the bond, it is paid out quickly. If there is a dispute or no response, the Commissioner will make a determination. This process reduces the need for court proceedings and helps resolve issues faster. Paper‑based joint bond applications will still be accepted until 31 December 2026, after which everyone will need to use the updated process.
As a cost‑of‑living measure, the WA Government has extended the Rent Relief Program. Tenants facing financial hardship can receive up to $5,000 to clear arrears and stay in their homes, and the program has been funded until 30 June 2027. Assistance is targeted at renters who spend more than 30 % of their income on rent or have less than $5,000 in the bank. This initiative shows the broader social purpose behind the rental reforms: to provide housing security and stability.
Need more information?
These reforms are designed to modernise the rental sector, making it more accommodating for long-term tenants and providing clearer guidelines for landlords. For more detailed information about how this could affect your particular situation as a homeowner or as a tenant, contact one of our expert members.
