Can a Landlord End a Lease Without a Reason in SA? 2026 Rules

Many landlords still remember when a tenancy could be ended at the end of a lease with a simple notice and no reason. That changed in South Australia on 1 July 2024, and more technical changes followed in January 2026.

This guide covers the current rules for ending a lease in SA as a landlord, what notice is required, the six month rule before leasing again, and the related rules on inspections, bond and rental applications.

Can a landlord end a lease without a reason in SA?

No. Since the rental reforms took effect on 1 July 2024, a landlord can only end a tenancy, or decline to renew a fixed term tenancy, on a prescribed ground. No grounds terminations have been abolished.

Prescribed grounds include situations such as:

• The landlord selling the property with vacant possession.
• The landlord or a family member moving into the property.
• Major renovations or demolition.
• A breach of the agreement by the tenant, such as unpaid rent.

The exact grounds and the evidence required are set out in the Residential Tenancies Act and in guidance from Consumer and Business Services. The notice must state the ground, and the landlord must be able to support it.

How much notice is needed to not renew a fixed term lease?

60 days. This was increased from 28 days. If you are not renewing a fixed term tenancy on a prescribed ground, the notice must be given at least 60 days before the end of the term.

Rooming house proprietors must also give 60 days notice and can only end a tenancy on a prescribed ground.

Notice periods for other situations, such as a breach by the tenant, are different. Check the right form and period for your situation before acting.

Can a landlord lease the property again straight away?

Not always. If a tenancy is ended on certain grounds, the landlord must wait six months before leasing the property again. From 15 January 2026, it was clarified that the six months is counted from the termination date, in both fixed term and periodic tenancies.

The rule exists to stop a ground like selling or moving in being used to replace a tenant. If you end a tenancy on one of these grounds, plan for the property to stay off the rental market for six months, and keep records that show the ground was genuine.

What should landlords do before giving notice?

• Confirm which prescribed ground applies and that you can support it.
• Use the correct CBS form for that ground.
• Count the notice period from the right date and allow for delivery.
• Check whether the six month rule applies and plan for the lost rent.
• Keep a copy of the notice and proof of how it was given.

How often can a landlord inspect a rental property?

Routine inspections are limited to four in a year. The landlord must give between 7 and 28 days notice of each routine inspection.

Inspections are still one of the best tools a landlord has. They catch maintenance problems early and give both sides a dated record of the property's condition, which matters if a tenancy ends in a dispute.

How much bond can a landlord ask for?

For most new tenancies, the maximum bond is four weeks rent where the rent is $800 a week or less. Where rent is above $800 a week, a landlord can ask for up to six weeks rent.

Unclaimed bond money held for 12 months can be paid to the Treasurer, although tenants can still apply to recover it.

What else changed recently?

• 1 January 2026: all residential rental applications must use the prescribed Form A1. Each prospective tenant completes a separate application.
• 15 January 2026: technical amendments started, including allowing receipts to be issued electronically or on paper, extending the 12 month rent increase limit to increases agreed in advance, and clarifying the six month rule above.
• 15 January 2026: SACAT can review vacant possession orders that include rent payment plans without first finding exceptional circumstances.

What does this mean for landlords?

None of these rules stop a landlord from selling, moving in, renovating or acting on a tenant's breach. What they do is require the reason, the notice period and the paperwork to line up.

The landlords who run into trouble are usually relying on how things worked a few years ago. A notice on an old form, or a notice without a valid ground, can be invalid. That can mean starting the process again and losing months.

What does this mean for tenants?

Tenants have more certainty than before. A tenancy cannot be ended without a prescribed ground, and the longer notice period for non renewal gives more time to find a new home. Tenants should still meet their own obligations, because a breach is one of the prescribed grounds.

Common questions

Can I end a lease because I want to increase the rent? No. Wanting a higher rent is not a prescribed ground. Rent increases have their own rules, including once every 12 months with 60 days notice.

Can I sell a tenanted property? Yes. You can sell with the tenant in place, or end the tenancy on the ground of selling with vacant possession if the sale requires it, with the correct notice.

Do these rules apply to self managed properties? Yes. They apply to every residential tenancy, whoever manages it.

How does ending a tenancy for a breach work?

A breach of the agreement by the tenant is one of the prescribed grounds. The most common breach is unpaid rent, but others include damage, keeping an unapproved pet, or using the property in a way the agreement does not allow.

In general, the process is:

• Identify the breach and gather evidence, such as the rent ledger or photos.
• Give the tenant a written notice of the breach on the correct CBS form, setting out what must be fixed and by when.
• If the breach is fixed within the time allowed, the tenancy continues.
• If it is not fixed, the landlord may be able to give notice of termination, or apply to SACAT, depending on the situation.

Each step has its own form and timeframe. Using the wrong form or the wrong period can mean starting again. For breach matters, it is worth getting advice from CBS Tenancies or a property manager before acting.

Can you sell a property with a tenant in place?

Yes. Many investment properties sell with the tenant in place, and some investors prefer to buy a property that is already leased.

Practical points when selling a tenanted property:

• Talk to the tenant early and explain the timeline.
• Give the correct notice for inspections and open homes, and keep the number reasonable.
• Make sure the tenancy paperwork is in order, because buyers and their conveyancers will ask for it.
• Decide early whether the sale will be with the tenant in place or with vacant possession.

If the sale requires vacant possession, ending the tenancy on that ground needs the correct notice, and the six month rule may affect what the landlord can do if the sale falls through.

What evidence is needed when an owner moves in?

When a landlord ends a tenancy because they or a family member will live in the property, they must be able to support that ground. Records showing the genuine plan to move in, such as notice to a current landlord, changes to address records or a sale of their current home, help show the ground is real.

If the property is then leased again within six months, that can raise questions about whether the ground was genuine.

What about ending a tenancy for renovations?

Major renovations or demolition can be a prescribed ground where the work genuinely requires the property to be vacant. Keep quotes, plans, approvals and timelines. Cosmetic work that can be done with the tenant in place is unlikely to justify ending a tenancy.

What if a tenant wants to leave early?

Tenants sometimes need to leave before a fixed term ends. In that case, the tenant may be responsible for some costs, such as rent until a new tenant is found and reasonable reletting costs. Landlords must take reasonable steps to find a new tenant rather than leaving the property empty.

The best approach is usually a conversation. A tenant who gives early notice and helps with showing the property often allows a new lease to start quickly, which suits both sides.

A sample timeline for not renewing a fixed term

Here is an illustration of the timing, assuming a valid prescribed ground applies:

• Four months before the end date: review the tenancy and decide whether to renew.
• Three months before: confirm the ground and gather supporting records.
• At least 60 days before the end date, plus delivery time: give written notice on the correct form.
• Final weeks: arrange the final inspection and bond process.
• After the tenancy ends: if the ground is one that triggers the six month rule, do not lease the property again until six months after the termination date.

Starting early avoids a rushed notice and gives the tenant more time to plan.

What does SACAT look at in termination disputes?

When a termination is disputed, SACAT looks at whether the ground was valid, whether the correct notice and form were used, and whether the process was followed. It can also consider the circumstances of both parties.

The landlords who do well at SACAT are the ones with clear records: the agreement, the notices, proof of delivery, evidence for the ground, and communication with the tenant.

What records should a landlord keep?

• The tenancy agreement and every renewal.
• Every notice given, with proof of how and when it was delivered.
• Evidence supporting any ground used.
• Rent ledgers and inspection reports.
• Communication with the tenant about the end of the tenancy.

A note on communication

Most tenancies end without a dispute. Early, respectful communication is the most effective tool a landlord has. A tenant who understands the reason, the timeline and their rights is far more likely to work with the landlord on a smooth handover.

How do periodic and fixed term tenancies differ?

A fixed term tenancy has a start and end date, for example 12 months. A periodic tenancy has no set end date and continues until it is ended by either side with the correct notice. Many fixed term tenancies roll over into periodic tenancies when the term ends and nobody signs a new agreement.

The type of tenancy affects the notice periods and process for ending it. In both cases, a landlord can only end the tenancy on a prescribed ground. Check which type you have before giving any notice.

Can a tenancy be ended by agreement?

Yes. A landlord and tenant can agree to end a tenancy, for example if the tenant wants to move and the landlord wants to sell. An agreement to end a tenancy should be in writing and signed by both sides, with the end date clear.

Agreeing an end date can be the simplest outcome for everyone, provided the tenant is genuinely agreeing and is not being pressured.

What about domestic violence situations?

The rental reforms include protections for people experiencing domestic abuse. A tenant who is a victim of domestic abuse can give 7 days notice to vacate where they need to move to temporary crisis accommodation. Landlords and property managers should handle these situations sensitively and confidentially, and seek advice from CBS where needed.

How do you prepare for the end of a tenancy?

Whatever the reason a tenancy is ending, the end itself goes more smoothly with preparation:

• Confirm the end date in writing with the tenant.
• Send the tenant a copy of the entry condition report so they know what the property is compared against.
• Book the final inspection and invite the tenant to attend.
• Arrange key return.
• Process the bond promptly, claiming only for damage or cleaning you can support with evidence.

A smooth exit protects the landlord's reputation and reduces the chance of a dispute.

Need help?

Royal Realty Group manages rental properties across Munno Para, Andrews Farm, Smithfield, Elizabeth and the northern suburbs. If you want your tenancy paperwork reviewed, or you would rather hand it over completely, we can help.

Call 0478 578 240 or email info@royalrealtygroup.com.au.

This article is general information only and is not legal advice. For your own situation, contact CBS Tenancies on 131 882 or seek legal advice. Source: Consumer and Business Services rental reforms.