Routine rental inspections: how often, and how much notice
The short answer
Every state caps how often a rental can be inspected and how much notice the tenant gets, and they are all different. Queensland allows one every 3 months with 7 days notice; Victoria allows one every 6 months. There is no prescribed form anywhere, so the report is evidence, not paperwork.
| State | Maximum frequency | Notice required |
|---|---|---|
| NSW | 4 per 12 months | 7 days |
| VIC | Once every 6 months, not in the first 3 months | 7 days |
| QLD | Once every 3 months | 7 days, via a Form 9 Entry Notice |
| WA | 4 per year | 7 to 14 days |
| SA | 4 per year (since 1 July 2024) | 7 to 28 days |
| TAS | Once every 3 months | 24 hours |
| ACT | About 2 per year | 7 days |
| NT | Quarterly | 7 days |
Check this one
The ACT and NT figures in particular are worth confirming with the local tenancy authority before you rely on them for a specific property.
The report is evidence, not a form
No state prescribes a routine inspection report. That means nobody can reject yours for being the wrong format, but it also means the only thing giving it weight is what is actually in it. These reports get used by owners deciding on repairs, by insurers assessing a claim, and at tribunal when a bond is disputed. Dated photos are what make them hold up.
Scheduling is the part software should do
The interval differs per state and the clock runs from the last inspection, not from the lease start. In New South Wales and Victoria there is also a period at the start of a tenancy when you cannot inspect at all. Getting a reminder at the right interval for the right state is more useful than any checklist.
What to look at beyond condition
A routine inspection is the natural moment to spot-check the safety items: smoke alarms present and appearing to work, the safety switch, blind cords anchored, balustrades, and a pool gate that self-closes. None of that replaces the formal compliance checks, but noticing a missing smoke alarm at a routine inspection is a great deal better than noticing it after a fire.
Who is responsible for what
The property manager or self-managing landlord arranges the inspection and serves the entry notice. The tenant must be given the required notice and may choose to be present. The inspector records what they find; the owner decides what to act on.
What the report should record
- Property address, inspection date and time
- Agency and inspector name, and the landlord and tenant names
- Whether the tenant was present
- Date the entry notice was served and how it was served
- Lease start date, last inspection date, and next inspection due
- Room by room condition, with a general photo per room
- Maintenance items as a list: location, issue, photo, and urgency
- Safety spot check: smoke alarms, safety switch, blind cords, balustrades, pool gate
- Issues raised by the tenant, in their words
- Overall view on whether the property is being maintained to a reasonable standard
What commonly goes wrong
- Inspecting more often than the state allows, which makes the entry unlawful no matter what the report says
- Notice served short, or served the wrong way
- Photos with no date or no location, which is the first thing challenged at tribunal
- Maintenance items recorded with no urgency, so nothing gets prioritised
- Inspecting inside the opening period where the state does not permit it
Do the check on your phone, hand over the report before you leave
Safety Check Pro walks you through the checkpoints, records your test results and photos, and produces a branded PDF report with your own logo on it. Works offline, syncs when you have signal.
See how it works All report types
Free plan includes 4 reports a month. No card needed to start.
Common questions
How often can a landlord do a routine inspection?
It depends on the state. Queensland and Tasmania allow one every 3 months, Victoria one every 6 months, and New South Wales, Western Australia and South Australia allow four per year.
How much notice does a landlord have to give?
Generally 7 days, though Tasmania requires only 24 hours and South Australia allows a 7 to 28 day window. Queensland notice must be given on a Form 9 Entry Notice.
Is there a prescribed routine inspection form?
No. No state prescribes one and there is nothing to lodge. The report is evidence for owners, insurers and tribunals.
Can a landlord inspect straight after a tenancy starts?
Not in every state. Victoria does not allow a routine inspection in the first 3 months, and New South Wales has a similar opening restriction.
More Property Inspections guides
Entry and exit condition reports All trades
Last reviewed: September 2026. General information for tradespeople, not legal advice. Standards and regulations change. Governing references for this page: NSW RTA 2010; VIC RTA 1997; QLD RTRA Act 2008; WA RTA 1987; SA RTA 1995; TAS RTA 1997; ACT RTA 1997; NT RTA 1999. Confirm the current position with your state tenancy authority before you rely on it.