Routine Inspections in WA: Form 19, Notice Periods, and Common Mistakes
A practical guide for WA self-managing landlords covering routine inspection rules, Form 19 notice requirements, inspection frequency, and how to stay compliant.
If you self-manage a rental property in Western Australia, routine inspections are one of the most common areas where landlords unintentionally breach the rules.
Most tenancy disputes do not start with major damage or unpaid rent — they start with access, notice, and how inspections are handled.
This article explains, in plain language, how routine inspections work in WA, when you can enter, how Form 19 should be used, and how to avoid the most common compliance mistakes.
Can a landlord do routine inspections in WA?
Yes. Routine inspections are a lawful reason for a landlord to enter a rental property in Western Australia, provided the correct notice is given and the inspection is reasonable.
Entry to the premises is regulated under the Residential Tenancies Act 1987 (WA) and supported by Consumer Protection guidance. You cannot simply “drop in” or rely on informal messages.
For routine inspections, landlords are expected to give written notice and to use Form 19 – Notice of proposed entry to premises.
How much notice is required for a routine inspection in WA?
For routine inspections and other non-urgent entry, landlords must provide not less than 7 days’ written notice.
In practice, this means:
- The notice must be in writing
- The reason for entry must be stated
- The date and time (or reasonable time window) must be specified
- The notice should be issued using Form 19
Giving more notice rather than less is always safer. Short notice is one of the fastest ways to trigger complaints or disputes.
What is Form 19 and when must it be used?
Form 19 is the standard Consumer Protection form used to notify tenants of a proposed entry.
It is not optional.
Even if your tenant is cooperative, Form 19 provides:
- a clear legal record of notice
- protection if access is later disputed
- consistency if the matter ever escalates
Form 19 does not require prior agreement from the tenant before being issued, but tenants may request a different time if the proposed time is unduly inconvenient.
How often can routine inspections be done?
As a general rule, routine inspections in WA are conducted no more than four times per year (roughly once every three months).
This aligns with Consumer Protection guidance and the requirement that inspections must be reasonable and not excessive.
Follow-up checks vs routine inspections
If issues were identified during a routine inspection (for example, cleaning or minor maintenance concerns), checking that those specific issues have been addressed does not automatically count as another routine inspection.
However, follow-up visits should be limited to the relevant areas and clearly documented as such.
Common mistakes self-managing landlords make
These are the issues most likely to cause problems:
- Entering without written notice
- Relying on text messages instead of Form 19
- Giving less than 7 days’ notice
- Conducting inspections too frequently
- Treating inspections as personal criticism rather than property condition checks
- Failing to keep proper records of notices and inspections
Most of these issues are not malicious — they happen because landlords rely on memory, informal communication, or inconsistent processes.
A simple, compliant routine inspection process
A low-stress, defensible approach looks like this:
- Schedule inspections quarterly
- Issue Form 19 early with a reasonable time window
- Keep proof of delivery (email, post, or documented hand delivery)
- Conduct the inspection professionally and efficiently
- Document the outcome and any required follow-up in writing
- Store everything together — notices, notes, and photos if taken
This keeps your process consistent and easy to justify if questioned later.
Why documentation matters more than the inspection itself
In disputes, it is rarely the inspection that causes trouble — it is the lack of paperwork.
If you cannot show:
- when notice was given
- how it was delivered
- why entry occurred
- what was observed
you are immediately on the back foot.
A structured compliance system removes that risk entirely.
Want a ready-to-use compliance pack?
If you want all of this documented properly — including compliant notice templates, checklists, and a clear workflow you can reuse every time — the WA Tenancy Compliance Pack was built specifically for self-managing landlords.
It provides practical, court-ready documentation so you do not have to second-guess yourself every time you need to issue a notice or conduct an inspection.
👉 View the WA Tenancy Compliance Pack
Final note
This article is general information only and does not constitute legal advice. For complex or disputed matters, independent legal advice should be obtained.