No-Grounds Evictions in Western Australia: What Landlords and Tenants Need to Know
The Residential Tenancies Act 1987 (WA) has been under review for several years as part of the State Government’s broader effort to modernise Western Australia’s rental laws. One of the most significant proposed changes is the planned removal of “no-grounds” or “no-fault” evictions. The reform reflects a broader national trend, with several Australian states strengthening protections for renters while attempting to maintain confidence for property investors. For both landlords and tenants in WA, understanding how these changes may operate — and how they compare nationally — is becoming increasingly important.
What Is a No-Grounds Eviction?
A no-grounds eviction occurs when a landlord ends a tenancy without alleging that the tenant has breached the lease agreement.
Traditionally in WA, landlords have been able to terminate periodic tenancies without providing a specific reason, provided the correct notice period was given. Critics argue this creates insecurity for renters, while supporters say it provides flexibility for property owners managing their investments.
Under the proposed WA reforms, landlords would generally need a prescribed legal reason to terminate a tenancy.
These reasons are expected to include:
- Sale of the property
- Major renovations or demolition
- The owner or a family member moving in
- Breach of tenancy obligations
- Non-payment of rent
- Property no longer being used as a rental
The WA Government says the changes are designed to improve housing stability while still allowing landlords to manage legitimate property needs.
Why the Reform Matters
For tenants, the proposed changes offer greater certainty and security at a time when rental vacancies remain tight and moving costs are high.
Tenant advocacy groups have long argued that no-grounds evictions discourage renters from asserting their legal rights — such as requesting repairs or challenging excessive rent increases — for fear of losing their home.
For landlords, concerns centre on flexibility and risk. Industry groups, including property and real estate representatives, argue that limiting termination rights could discourage investment and place further pressure on rental supply.
The debate ultimately reflects a balancing act between housing security and investment confidence.
How Does WA Compare With Other States?
Across Australia, rental law reforms have increasingly moved away from “no-grounds” evictions, with states including New South Wales, Victoria, Queensland, South Australia and the ACT introducing models that require landlords to provide a valid reason for termination in many circumstances. While the approach varies between jurisdictions, reforms have generally focused on increasing tenant protections through measures such as longer notice periods, evidence requirements, restrictions on re-letting, and broader tenant rights. NSW’s 2025 reforms were among the most significant, bringing the state into line with other jurisdictions already operating under “reasonable grounds” frameworks.
What Could the WA Changes Mean in Practice?
If passed in their proposed form, WA landlords may need to be more strategic and documented in their tenancy management processes.
Property owners would likely need:
- Clear records supporting termination reasons
- Longer planning timeframes for sales or renovations
- Greater familiarity with compliance requirements
For tenants, the reforms may provide:
- Improved housing stability
- More confidence in asserting tenancy rights
- Greater transparency around lease termination
However, some commentators caution that reforms in other states have not entirely eliminated disputes. Critics argue some landlords may still rely on alternative legal grounds — such as renovations or owner occupation — to end tenancies.
The Bigger Picture
It is important to remember that tenancy legislation is continually evolving, particularly in response to changing market conditions and housing pressures across Australia. While reforms such as these may initially create uncertainty for some landlords and tenants, adapting to legislative change has always formed part of managing rental properties and tenancies effectively. Rather than viewing the proposed reforms as something to fear, the focus should remain on staying informed, maintaining clear communication, and ensuring best-practice property management processes are in place.
As legislation progresses, both landlords and tenants should stay informed and subscribe to the WA Government and Consumer Protection email bulletins for updates. Further to this, as Celsius receives notice of any changes, we will notify tenants and landlords accordingly. If you have any questions regarding this or would like to discuss this further with your property manager, feel free to call the office for a more in-depth chat.