WA Bond Reform 2026: New Bond Rules | HERE Property
Published March 2026
WA bond reform is now in effect — and if you own a rental property in Perth, the new bond rules that commenced 28 March 2026 represent the most significant change to bond processes in years.
This completes the final phase of reforms first announced in May 2023 under the Residential Tenancies Amendment Act 2024.
If you own a rental property in Perth, here’s what you need to understand — and what it means for the way your property is managed.
WHAT’S ACTUALLY CHANGED
The biggest shift under WA bond reform is in how bonds are released and how disputes are handled.
Previously, releasing a bond required agreement from both parties, and any dispute went straight to the Magistrates Court. That made the process slow, expensive, and unpredictable — outcomes varied, timelines dragged, and it wasn’t uncommon for disputes to take months to resolve.
Under the new system, things work differently.
A more streamlined release process
Either the landlord, property manager, or tenant can now apply to release the bond once the tenancy has ended. Landlords making a claim must specify what that claim is for — using defined categories such as property damage or unpaid rent.
Once an application is submitted, all parties are notified and given the opportunity to agree or dispute. If everyone agrees, the bond is released promptly. No court required.
Before any application is made, however, the process still needs to be followed correctly:
- A final inspection must be completed
- An outgoing Property Condition Report must be issued
- Both parties should attempt to discuss any issues and negotiate an outcome
REIWA has made an important point on this: tenants who apply for their bond the moment they move out may cause delays rather than speed things up. It is in the best interests of all parties that issues are discussed and an outcome negotiated before any application is made. That remains the fastest path to resolution.
The same discipline applies from the landlord’s side. Following the process in the right order — inspection, report, discussion, then application — protects your position.
A new path for disputes
If a dispute arises under the new bond rules, it no longer goes automatically to the Magistrates Court. Instead, it goes to the Commissioner for Consumer Protection.
Both parties can submit evidence. The Commissioner reviews the claim and issues a determination. Critically, these decisions will be published on the Consumer Protection website — building a body of consistent guidance for landlords, tenants, and property managers going forward.
If either party is unhappy with the outcome, there is a seven-day window to appeal to the Magistrates Court.
REIWA has noted that the Commissioner determination process should “lead to greater consistency in dispute resolutions, which is a good outcome for all.” The caveat worth acknowledging is that the speed of the process will depend on Consumer Protection being adequately resourced — something the industry will be watching closely.
Changes to pet bonds
The new bond rules also extend to pet bonds — the maximum has increased from $260 to $350. It can now also be used for any pet-related damage — not just fumigation. This gives landlords meaningfully broader protection where pets have been approved at the property.
If a tenant acquires a pet after the tenancy begins, a landlord can request a pet bond at the time the pet is approved, or at the next scheduled rent increase.
WHY DOCUMENTATION IS NOW EVERYTHING
The new system is more efficient. But WA bond reform has also raised the standard for what constitutes a defensible claim under the new bond rules.
Under the old process, disputes that were handled informally had some flexibility. Under the Commissioner determination model, claims are assessed on evidence and decisions are published. There is less room for ambiguity — and less tolerance for incomplete documentation.
“In our experience, the outcome of a bond claim almost always comes down to how well the tenancy was documented from day one — not what happens at the end. The new process formalises what good property managers have always known.”
— Rob Edwards, Managing Director, HERE Property
HOW HERE PROPERTY MANAGES THIS FOR OUR LANDLORDS
Our inspection process was built around exactly this principle — and given WA bond reform’s higher evidentiary standard, it goes further than most landlords realise.
Every tenancy begins with a full 360-degree photographic tour of the property, captured as part of the initial Property Condition Report. This creates a complete, immersive record of the property’s condition at the start of the tenancy — not a handful of photos, but a navigable, room-by-room visual record.
During the tenancy, annual 360-degree tours are conducted as updates to the original report. This means condition changes are tracked systematically over time, not just compared between the very first and very last inspection.
At the end of the tenancy, we conduct a dedicated final bond inspection — with a 360-degree overlay directly compared to the entry report. Any change in condition is visible, documented, and supported by the full photographic record from both ends of the tenancy. It is very difficult for a tenant to dispute an issue that can be shown side-by-side in that level of detail.
Critically, all inspections are conducted by our own specialist staff — property inspectors who are rigorously trained and conduct inspections every single day. We do not outsource this. Inspection quality is not something we’re willing to compromise, because it directly affects our landlords’ financial outcomes.
Under the new Commissioner determination process, this approach matters more than ever. The Commissioner will assess evidence. Ours is thorough, consistent, and hard to argue with.
WHAT’S STILL COMING: PHASE 2 REFORMS
The WA bond reform changes mark the completion of Phase 1, with new bond rules for landlords now fully in effect. Phase 2 is now underway and will address a broader range of issues, including:
- Information landlords must provide to potential tenants before offering a lease
- Tenancy application processes and protections around personal information
- Minimum standards for rental homes
- Maintenance and repair obligations
- Rules for boarding, lodging, and room-by-room accommodation
- Replacing ‘no grounds’ terminations with a defined list of reasonable grounds
We’ll keep our landlords updated as Phase 2 progresses. More detail is available from Consumer Protection WA and REIWA as implementation dates are confirmed.
WHAT LANDLORDS SHOULD DO NOW
If you manage your own property, or are reviewing how your current agency handles end-of-tenancy processes, it’s worth asking some direct questions:
- Does your property manager conduct a full photographic record at entry — not just a written report?
- Are routine inspections done by trained in-house staff, or outsourced?
- Is property condition tracked systematically throughout the tenancy, or only compared at the very start and end?
- At the final inspection, is there a clear, visual comparison to the entry condition report?
- If a dispute went to the Commissioner tomorrow, would your evidence hold up?
If the answer to any of these is uncertain, it’s worth a conversation.
FURTHER READING
- Consumer Protection WA: consumerprotection.wa.gov.au/wa-rent-reforms
- Commissioner Determinations: consumerprotection.wa.gov.au/commissioners-decisions
- REIWA: reiwa.com.au
- Residential Tenancies Amendment Act 2024: legislation.wa.gov.au
Or speak with the HERE Property team directly.
This article is general in nature and is intended to keep our landlords informed about legislative changes affecting their investment properties. It does not constitute legal advice. For specific advice about your situation, please contact Consumer Protection WA or a qualified property solicitor.
