1) Quiet Enjoyment & Lawful Entry

Tenants are entitled to quiet enjoyment — no unnecessary visits or contacts. Landlords can enter, but only for permitted reasons and at lawful times with proper written notice (Form 19 – Notice of Proposed Entry).

Allowed entry reasons include:

• Emergencies
• Routine property inspections
• Repairs/quotes/insurance
• Rent collection (if stated in the agreement)
• Abandonment checks, tenant vacating
• Photos for advertising to sell or rent
• Showing the home to prospective tenants, buyers, valuers or lenders

Entry windows (unless otherwise agreed):

• Weekdays: 8:00am–6:00pm
• Saturdays: 9:00am–5:00pm

Shift workers may negotiate alternative times — put agreements in writing to avoid disputes.

2) Routine Inspections & Repairs

Routine inspections

• Up to four times per year
• 7–14 days’ written notice
• At a suitable time within the entry windows

Repairs

• Non-urgent: 72 hours’ written notice before attendance
• Emergency/urgent: entry may be immediate and reasonable
• Multiple visits may be needed (inspect damage, gather quotes, supervise trades)

Landlords/trades should only remain on site as long as necessary unless the tenant agrees otherwise. Keep communications polite and in writing.

3) Showing, Home Opens & Advertising Photos

Prospective tenants

Landlord and tenant agree a suitable day/time. Showing can start within the final 21 days of the tenancy.

Prospective buyers

Landlord gives written notice for opens/private viewings. Coordinate reasonable times and minimise disruption.

Photos & videos

• Inspections: Images should be necessary, accurate and agreed at the time.
• Advertising: Seek the tenant’s permission; do not re-use images for unrelated purposes.

4) When Tenants Can Refuse Entry

• Outside allowable hours or on public holidays
• No proper written notice was given

Tenants have a right to be present but do not have to be home if they prefer. A landlord may enter when the tenant is away if: it’s an emergency, valid written notice was given, or both parties agreed in writing. Landlords cannot require tenants to vacate during inspections/maintenance.

5) Rent, Missed Payments & Receipts

Tenants must pay rent and the rental security bond as per the agreement. There must be at least one fee-free payment method. Tenants aren’t liable for admin/re-inspection fees or charges for sending utility invoices/breach notices.

If rent is missed

• Tenant should contact the landlord/agent immediately and organise a catch-up plan
• Landlord may accept late payment, issue a Form 21 breach notice, or begin ending the tenancy
• No late fees or interest may be charged on rent in arrears

Receipts & records

Provide receipts within 3 days unless payment was via EFT/automated/online methods. Receipts must show tenant name, date received, amount, rental address and period covered. Landlords must keep complete rent records.

6) Payment Methods & Who Pays Fees

• Cash: landlord provides a receipt; may decline cash if another fee-free method exists
• Cheque: allow time to clear; receipt upon clearance
• Direct deposit to landlord/agent trust account: landlord cannot charge a method fee; tenant pays their own bank’s fees
• BPAY: if provided as the fee-free option, landlord covers the platform fee; if tenant chooses BPAY over other fee-free methods, tenant may cover the platform fee
• Centrepay: if required by agreement, landlord covers Centrepay fees; if tenant chooses Centrepay over fee-free options, tenant covers Centrepay fees
• Third-party rent collectors: tenants cannot be charged more than rent; the landlord absorbs service costs

Landlords can seek compensation for costs caused by a tenant breach — keep evidence and issue notices correctly; tenants can dispute in the Magistrates Court.

7) Pets, Assistance Animals & Form 25 Process

Assistance animals (accredited/trained) are not “pets” and cannot be refused or charged a pet bond. For pets, follow WA’s updated process:

At lease start

Include pet details/conditions in the agreement. Standard pet bond max is $260 (covers fumigation only). Cleaning/damage beyond fumigation can be claimed from the security bond.

During a tenancy: Form 25 (Pet Request)

1. Tenant submits Form 25 to the landlord and keeps a copy.
2. Landlord has 14 days to respond in writing: approve, approve with allowed conditions, or refuse/apply to the Commissioner (for grounds requiring approval).
3. If the landlord doesn’t respond in time, or fails to apply to the Commissioner when required, the request can be automatically approved.

Conditions not needing Commissioner approval: reasonable limits on number of animals; cleaning/maintenance/fumigation requirements. Other conditions (e.g., “pet must remain outside”) generally require Commissioner approval. Strata by-laws that ban pets can justify refusal without Commissioner approval.

If a tenant thinks a refusal or condition is unreasonable, they can apply to the Commissioner for a determination.

Process notes reflect the WA Commissioner’s Pet Request guidelines. :contentReference[oaicite:0]{index=0}

Tenant responsibilities

• Clean up pet mess inside/outside; manage nuisance (e.g., barking)
• Repair pet damage (e.g., scratched doors/curtains)

Strata properties

By-laws may prohibit pets or require Council of Owners approval. There is no statutory time limit for the Council to respond; coordinate via the property manager/landlord and get by-laws before signing a lease.

8) Utilities & Bills (Water, Electricity, Gas, Internet)

The rental agreement should clearly state: which utilities are supplied, who pays for usage, how charges are calculated (including shared meters), and any connection permissions.

Landlord vs tenant responsibilities

• Council rates: Not payable by tenants for agreements made/renewed on or after 1 July 2013.
• Water: Tenant pays usage; landlord pays water rates and maintains storage/septic tanks. Record meter readings at start/end (PCR/Part C).
• Electricity & Gas: Tenant pays usage for separately metered supply. If shared meter, the agreement must state the calculation method.
• No mains gas: Agreement must say who supplies bottles and who pays (landlord-supplied vs tenant-supplied).

Billing & timing

If the landlord issues utility charges, they must notify the tenant within 30 days of receiving the bill; otherwise the tenant does not have to pay that bill. Notices should show consumption, meter readings/rates (or calculation for non-metered), and GST on the tenant’s portion.

TV/Phone/Internet

• If sockets exist, tenants can generally arrange connections without extra permission.
• If no antenna/cables/sockets exist, seek permission before installing (minor vs major modifications can differ).
• Landlord is responsible for the line to the premises; tenants pay ongoing usage unless agreed otherwise.

9) Billing at Move-Out

• Direct-billed tenants: advise providers of your move-out date and final meter read.
• Landlord-managed bills: landlord must provide final written notices as soon as practicable (including bills received within 30 days before/after the agreement end).
• Between tenancies: landlord handles interim charges until a new lease starts.

10) If Things Go Wrong: Notices & Disputes

If a landlord enters without proper notice, a tenant can ask that it not happen again, issue a breach notice, and seek orders from the Magistrates Court. Likewise, landlords can issue breach notices for unpaid rent or other violations, and claim compensation for proven costs arising from a tenant breach. Keep everything in writing and retain dated records.