Entry to a rented property in South Australia is governed by fixed statutory windows, not landlord discretion. Routine inspections need 7 to 28 days' written notice, capped at four per year unless the South Australian Civil and Administrative Tribunal orders otherwise. Entry must sit within normal hours, 8am to 8pm, never on a Sunday or public holiday, except in genuine emergencies. Every notice must use the Consumer and Business Services prescribed form and name a purpose, date and two-hour window.
TL;DR:
- Routine inspections require at least 7 days and no more than 28 days' written notice, with a two-hour window during normal hours.
- Urgent repairs must be notified at least 48 hours in advance unless the tenant agrees to shorter notice, or can occur without notice during genuine emergencies.
- Notices must specify the purpose, date, and time window using the prescribed CBS form, and must be served by accepted methods with proof of delivery.
- Tenants have the right to refuse entry if proper notice was not given, but they cannot unilaterally deny lawful access otherwise; disputes often require SACAT resolution.
- Landlords benefit from keeping detailed records of notices, tenant communications, and inspection reports, and should review their lease clauses after the 2024 reforms.
Table of Contents
- What notice is required for each entry type
- When landlord or agent may lawfully enter
- How to serve a compliant notice and what the CBS form requires
- Tenant rights and escalation if entry is denied
- Practical compliance checklist for landlords and agents
- Our view on entry compliance and avoiding disputes
- How we help landlords manage compliant entry and inspections
- FAQ
- Sources
- Primary sources: legislation, CBS form and SACAT guidance
What notice is required for each entry type
The notice period depends entirely on why you're entering. The Residential Tenancies Act 1995 sets different windows for different purposes, and mixing them up is one of the most common compliance errors we see across Adelaide portfolios.
- Routine inspections: at least 7 and no more than 28 days' written notice, stating the statutory purpose, the date, and a 2 hour window within normal hours.
- Repairs (non garden): typically at least 48 hours' notice, unless the tenant agrees to shorter notice, with genuine emergency repairs exempt from any notice requirement.
- Garden maintenance and other genuine purposes: usually 7 to 14 days' notice, or entry at a previously agreed time arranged within 7 days.
- Showings for prospective tenants or buyers: permitted after reasonable notice during the final 28 days of a tenancy, with buyer viewings limited in frequency unless the tenant agrees otherwise.
Landlords managing multiple properties, including student rentals across Adelaide, often default to treating every visit as an inspection. That approach either breaches the notice period for urgent repairs or wastes the inspection allowance on visits that should sit in a separate category.
When landlord or agent may lawfully enter
Normal hours run from 8am to 8pm on any day other than a Sunday or public holiday, and this window applies regardless of entry type unless an emergency genuinely exists. A landlord who turns up at 7am on a Saturday for a scheduled inspection is outside the law even with correct notice served.
Emergency entry exists for situations that threaten people or property: a burst pipe, a gas leak, a fire risk, or a serious security failure requiring prompt emergency lock repair. The threshold is genuine danger, not convenience, and a landlord relying on this exception should be ready to justify why entry couldn't wait for standard notice.
Remote premises and situations requiring accompaniment can shift the detail of a notice. Where a tradesperson needs to be escorted to a rural or hard-to-access property, the 2 hour window may be impractical, though entry must still fall within normal hours and the notice must still state the purpose clearly. Repairs, garden maintenance and sale or lease showings don't count toward the four-inspection annual cap, which applies specifically to routine inspections.
How to serve a compliant notice and what the CBS form requires
A compliant notice is about content as much as timing. The CBS 'Notice to enter premises including inspection' form sets out the required wording and the acceptable ways to deliver it.
- State the specific statutory purpose, not a vague description like "general check".
- Specify the exact date of entry.
- For inspections, include a 2 hour time window that falls within normal hours.
- Deliver the notice by hand, post, letterbox drop or email, and keep evidence of delivery.
- Use the current CBS form rather than wording carried over from an old lease template.
Pro Tip: Save a dated copy of every notice alongside proof of delivery. If a dispute ever reaches SACAT, that record is often the difference between a quick resolution and a drawn-out hearing.
The most common mistakes are ambiguous purpose statements and time windows that drift outside normal hours. Both are easy to avoid by working directly from the prescribed form rather than adapting old paperwork.
Tenant rights and escalation if entry is denied
Tenants have the right to be present during entry, and landlords should make reasonable efforts to schedule around a tenant's availability rather than insisting on a fixed time that suits only the agent. Reasonable rescheduling, where it doesn't undermine the notice period, is expected practice.
- If a tenant refuses access after correctly notified entry, the landlord's remedy is a breach notice, not forced entry.
- Unresolved disputes can be taken to SACAT for an order granting access or resolving the disagreement.
- SACAT typically expects evidence: the notice itself, proof of delivery, and a record of the tenant's response.
- Entering without proper notice exposes the landlord to a breach claim, while unlawful refusal exposes the tenant to the same risk in reverse.
Forcing entry, even when notice was technically correct and the tenant is being unreasonable, creates legal exposure that a Tribunal application avoids. The breach process exists precisely so neither party needs to escalate a disagreement into a confrontation at the front door.
Practical compliance checklist for landlords and agents
Staying compliant across a portfolio comes down to a few repeatable habits rather than memorising every clause of section 72.
- Audit recurring inspection schedules against the four-per-year cap before locking in a calendar.
- Use the CBS notice form for every inspection and retain proof of delivery alongside a dated inspection report or photos.
- Keep separate template wording for inspections, repairs, garden maintenance and showings so the right notice period is never confused with another.
- Log tenant communications, including any rescheduling requests, so there's a clear record if a dispute arises later.
Pro Tip: Review your inspection checklist every time lease terms renew. Legacy clauses sometimes conflict with current notice windows, particularly after the 2024 reform updates.
Good landlord obligations practice treats documentation as part of the entry process itself, not paperwork added afterwards.
Our view on entry compliance and avoiding disputes
Documentation is the real risk control here, more than the notice period itself. A signed notice, a delivery record and a dated inspection report together tell the whole compliance story if a dispute ever needs to be proven.
Lease wording and inspection cadence deserve a review after the 2024 reforms tightened routine inspection frequency. Clauses written years ago can sit quietly in breach of current rules until a tenant challenges them.
Escalating to SACAT isn't a failure of management, it's the correct channel when a genuine disagreement over access can't be resolved directly. Professional oversight of scheduling and tenant communication tends to reduce how often that step is needed at all.
— HOSO
How we help landlords manage compliant entry and inspections
We manage the entry and inspection process end to end so landlords aren't tracking notice windows, delivery proof and inspection caps across a spreadsheet. Our approach pairs routine inspections with full documentation and clear tenant communication, which keeps portfolios inside the statutory limits without the back and forth that leads to disputes.
- Scheduled inspections that respect the four-visit cap and the 7 to 28 day notice window.
- CBS-compliant notices served and logged with delivery evidence.
- Dated inspection reports and photos kept on file for every visit.
- Coordinated responses if a tenant disputes access, including preparation for SACAT where needed.
If you'd rather hand the scheduling and paperwork to a team that handles it daily, our Full Property Management service covers inspections, compliance and tenant communication as one coordinated process.
FAQ
Can you deny an entry notice?
A tenant can't simply refuse entry once a notice meets the statutory requirements for purpose, date and timing. A tenant can ask to reschedule for a reasonable alternative time, and an unjustified refusal after correct notice may lead to a breach notice from the landlord.
What are the key changes to South Australia's rental laws in 2026?
South Australia's rental framework has continued to apply the 2024 reforms, including the four-inspection annual cap and the current notice windows for each entry type. Landlords should check their lease wording against the latest guidance rather than relying on older lease templates.
How much notice do I need to give a tenant to enter?
The notice period depends on the purpose: routine inspections need 7 to 28 days, repairs typically need at least 48 hours unless the tenant agrees to less, and garden maintenance or other genuine purposes usually need 7 to 14 days. Entry must also fall within normal hours of 8am to 8pm, excluding Sundays and public holidays, under section 72 of the Residential Tenancies Act 1995.
What is the minimum notice required for an eviction in South Australia?
Eviction and termination notice periods are governed separately from entry notice rules and depend on the ground for ending the tenancy. For entry specifically, the relevant minimums are the 7 to 28 day inspection window, the roughly 48 hour repair window, and the 7 to 14 day window for garden maintenance or similar purposes, as set out in SA Government guidance.
Sources
- Landlord's rights to enter a property
- Notice to enter premises including inspection
- Parties' rights disputes — SACAT
- Breaches — SACAT
Primary sources: legislation, CBS form and SACAT guidance
These are the primary documents behind the notice periods, inspection caps and dispute pathways covered above, useful for verifying any detail before acting on it.
- Landlord's rights to enter a property
- Notice to enter premises including inspection
- Parties' rights disputes, SACAT
- Breaches, SACAT
- Rental reforms, the main points