Landlord Hub · Western Australia
Clear, practical guidance for WA rental property owners, carefully summarised from official sources—with direct links so you can review and verify the information.
Good property management protects the investment while respecting the people who call it home. Knowing the rules helps both sides make clearer, calmer decisions.
Important WA rules
These are some of the areas most likely to create risk when a deadline, form or process is missed.
Rent increases
Rent can generally be increased no more than once every 12 months. The tenant must receive at least 60 days’ written notice using Form 10.
For a fixed-term tenancy, the agreement must also state the amount of the increase or a clear way to calculate it.
We track the lawful review date, assess the market, explain the options and issue the correct notice after your instructions.
Pets in rental homes
In most cases a tenant may keep a pet, but must request permission first. A landlord generally has 14 days to decide and apply for Commissioner approval where required.
A pet may be refused only on permitted grounds. Reasonable conditions may apply, and the residential pet bond is capped at $350.
We check the request, property suitability and strata rules, manage the response deadline and document approved conditions.
Minor modifications
Tenants must request a minor modification using Form 26. Landlords generally have 14 days to approve, refuse on a permitted ground or apply to the Commissioner where required.
Conditions may be possible, including use of a qualified person for certain work. Tenants are generally responsible for the modification and restoration.
We assess the request against the property, strata rules, safety and the approved process before presenting a clear recommendation.
Rent bidding & retaliation
A rental must be advertised at a fixed amount, and a landlord or agent must not invite or pressure applicants to offer more than the advertised rent.
A tenant may also challenge retaliatory action taken because they exercised a rental right.
We keep advertising, applications, rent reviews and tenancy decisions transparent, documented and based on proper process.
Everyday essentials
Open any topic for a short owner-focused explanation and a direct official reference.
What this means for you
A landlord may generally carry out no more than four routine inspections in a 12-month period, with 7–14 days’ written notice using Form 19 and at a suitable time.
Common blind spot
Ownership does not create open access. The tenant retains the right to privacy and quiet enjoyment.
Manna's role
Manna schedules lawful entry, gives the correct notice and records condition and maintenance observations clearly.
What this means for you
Essential-service repairs must be arranged within 24 hours. Other urgent repairs must be arranged within 48 hours. Non-urgent work should be handled within a reasonable time.
Common blind spot
The deadline is to arrange a suitable repairer, followed by active follow-up until the work is completed as soon as practicable.
Manna's role
Manna triages the issue, contacts a qualified repairer, documents approvals and keeps the landlord and tenant updated.
What this means for you
A residential security bond is generally limited to four weeks’ rent, rent in advance to two weeks, and an approved pet bond to $350.
Common blind spot
Bond money must be lodged correctly. It is not the landlord’s operating money and cannot simply be retained at the end of a tenancy.
Manna's role
Manna manages collection, lodgement, variations and disposal documentation through the approved process.
What this means for you
A detailed Form 1 PCR is required at the beginning and end of a tenancy. Two signed copies of the ingoing report must be given to the tenant within seven days of moving in.
Common blind spot
Clear written descriptions matter. Dated photos and video support the report but do not replace an accurate written PCR.
Manna's role
Manna creates a structured evidence trail to help separate fair wear and tear from tenant-caused damage.
What this means for you
A fixed-term agreement does not automatically end on its expiry date. At least 30 days’ written notice is generally required to end it at or after the fixed end date.
Common blind spot
If the correct notice is not given, the agreement may continue as a periodic tenancy. A sale also does not automatically end a fixed term.
Manna's role
Manna plans renewal and notice dates early, confirms your objective and uses the correct form and service method.
What this means for you
WA residential tenancies use prescribed forms for many actions, including rent increases, entry, breaches, pet requests, modifications and termination.
Common blind spot
The right decision on the wrong form—or served with the wrong timing—can make a notice ineffective.
Manna's role
Manna manages the form, evidence of service, response window and follow-up steps as part of the tenancy record.
What this means for you
A rental home must be reasonably safe and habitable and comply with applicable building, health and safety requirements.
Common blind spot
Smoke alarms, RCDs, pool and spa barriers, locks, blind cords and known hazards need ongoing attention—not only at the start of a tenancy.
Manna's role
Manna records visible concerns, coordinates suitable contractors and keeps the owner informed of items requiring action.
What this means for you
The landlord remains responsible for fair wear and tear and property maintenance. A tenant may be responsible for damage caused by them, their guests or their pets.
Common blind spot
Age, condition at the start, expected lifespan and ordinary use all matter. A replacement cost is not automatically a valid tenant claim.
Manna's role
Manna compares the ingoing and outgoing evidence, considers age and condition, and communicates proposed claims fairly.
Common landlord blind spots
Most tenancy mistakes are not caused by bad intentions. They happen when a deadline, document or legal distinction is easy to miss.
A fixed-term lease does not simply finish on the expiry date.
“Market rent” alone may not be a clear calculation method for a fixed-term increase.
Missing a 14-day pet or minor-modification response window can result in approval.
Strata by-laws should be checked before pets or modifications are approved.
Routine inspection rights are not a general right to enter whenever convenient.
Date-stamped evidence and a detailed PCR are central to many bond disputes.
The correct notice can fail when the wrong form, service method or date calculation is used.
Landlord insurance supports risk management but does not replace repair and safety duties.
A knowledgeable partnership
Manna helps you understand the practical options, keep the evidence organised, use the correct process and communicate fairly. For a disputed or complex legal question, we will point you toward Consumer Protection or independent legal advice rather than pretend the answer is simple.
Verify the information
We encourage landlords to read the source material and double-check how the law applies to their own circumstances.
This page provides general information only and is not legal advice. Rental laws, official guidance and approved forms may change. Always check the linked official source and obtain independent advice for your particular circumstances where appropriate.
Not sure what applies?
Talk through the practical situation with Manna. We'll help identify the process, documents and official guidance relevant to your property—without a hard sell.