Your 2025 Guide to WA Rental Rights: Pets, Hooks on Walls & Rent Reviews
This 2025 WA-specific guide is written in plain English with links to the official forms you’ll actually use.
Hooks & minor mods
Rent increases
1) Can landlords say “no” to dogs/pets?
- Default in WA (since 29 July 2024): Tenants can request to keep a pet. Landlords can’t use a blanket “no pets” to ignore a request — you must respond and can only refuse on valid grounds.
- How the process works: Tenants submit Form 25 – Pet Request. You have 14 days to decide (and, if relying on certain grounds or special conditions, to apply to the Commissioner). No response = automatic approval.
- When you can refuse without Commissioner approval: if a pet would breach a law or strata by-law (e.g., by-laws prohibit pets).
- When you need Commissioner approval to refuse: unsuitability (e.g., no fencing), too many pets, safety/health risk, likely undue hardship, or a dangerous dog designation.
- Conditions you can set: reasonable cleaning/fumigation, limit number of animals, etc. Some other conditions require Commissioner approval. Assistance animals remain protected and are not “pets”.
- Bonds & damage: Pet bond (max $260) may be used for fumigation. Cleaning and damage from a pet can be claimed from the security bond.
Action for landlords: Add a clear “pet request” clause in your lease, set response timeframes, and keep written reasons + evidence for any refusal.
2) Can tenants hang hooks on walls (and other minor modifications)?
- Minor modifications are allowed (with permission) under the 2024 reforms. The regulations list examples: picture hooks, screws for wall mounts/shelves, wall anchors, flyscreens, LED bulbs, blind/cord anchors and more.
- Request & response: Tenants use Form 26 – Minor Modification Request (see guidelines). You must reply within 14 days. No reply (or failing to seek required approval) = automatic approval.
- Reasonable conditions: ask for qualified installer (where relevant), copies of invoices, alarm codes/keys for new locks. Some conditions need Commissioner approval.
- When you can refuse: asbestos, heritage listing, by-laws prohibit the change, or it would be contrary to law. Other grounds (e.g., undue hardship/safety) require Commissioner approval.
- End of tenancy: Unless agreed otherwise, the tenant must restore (fill, patch, repaint) to original condition for minor mods.
Pro tip: Define “minor modifications” in your lease (e.g. up to 3 small holes per room with restoration on vacate) and set a 14-day decision SLA to avoid auto-approval.
3) How often can a landlord increase rent (from lease start)?
- Once every 12 months max. Applies to periodic and fixed-term tenancies (renewals with the same tenant are treated as a continuous agreement for timing).
- 60 days’ written notice using Form 10 – Notice of Rent Increase. If you don’t use the form or give enough notice, the increase isn’t payable.
- Fixed-term leases: You can only increase rent mid-term if the lease expressly states the method/timing (e.g. CPI + X%). Still one increase per 12 months and 60-day notice applies.
- Legacy fixed terms signed before 29 Jul 2024: If they lawfully provided for six-monthly increases, those can run to the end of that agreement. On renewal/periodic, the 12-month limit applies.
Best practice: Align increases to lease anniversaries, lodge evidence (comparables, improvements), and send Form 10 early to avoid timing disputes.
4) Quick FAQs (WA)
If I write “no pets” in the lease, can the tenant still get a dog?
Yes — they can apply via Form 25. You must respond within 14 days and can only refuse on valid grounds (some require Commissioner approval). Strata by-law bans are a valid “no.”
Are big breeds or specific breeds automatically banned?
No automatic ban. You need a valid reason (e.g., safety, dangerous dog designation, unsuitable premises) — some grounds require Commissioner approval.
Can I require fumigation and professional carpet cleaning?
Yes, as reasonable conditions (no Commissioner approval needed for standard cleaning/fumigation conditions). Pet bond can only be used for fumigation; other pet-related costs come from the security bond.
Can tenants install shelves/TV brackets?
Often yes (minor mod request). You can set reasonable conditions and require restoration. Refuse only on specified grounds; many other grounds require Commissioner approval.
Can I increase rent at renewal without 60 days’ notice?
No. Even on renewal, provide at least 60 days’ notice on Form 10 and ensure at least 12 months since the last increase.
5) Useful links & next steps
- WA rental reforms overview (start date & headline changes)
- Renting with pets (rules, 14-day clock, bonds)
- Minor modifications – Commissioner’s guidelines (what counts, refusal/conditions, auto-approval)
- Making changes to a rental home
- Rent increases (12-month limit, 60-day notice)
- Form 10 – Notice of Rent Increase | Form 25 – Pet Request
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- 10 Golden Rules for Finding an Investment Property in WA
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