Routine inspections can feel like an intrusion into your home — because they are one, legally sanctioned but tightly limited. Since July 2024, South Australia significantly tightened the rules on how often landlords can inspect and what they can record while they're there. Most tenants have never heard of the changes.
- Landlords must give 7 to 28 days' written notice before a routine inspection, specifying a 2-hour window.
- Since July 2024, routine inspections are capped at 4 per year — down from the previous, less defined frequency.
- Inspections can only happen between 8am and 8pm, and not on Sundays or public holidays.
- Photos or videos taken during an inspection require a separate 7 days' notice and your written consent.
- You can refuse entry if the notice doesn't comply with these rules.
Know your rights before the next inspection notice lands.
LucidLaw is building a way to get matched with a South Australian tenancy lawyer who already has the context.
Join the waitlist →Free. No spam. Early access when we launch.
The July 2024 change — a hard cap on inspections Updated law
Before July 2024, SA landlords could conduct routine inspections relatively frequently, provided they gave proper notice. The Residential Tenancies Act amendments that took effect on 1 July 2024 introduced a firm limit.
Landlords are now limited to 4 routine inspections per year, unless SACAT orders otherwise. This is a significant tightening from previous practice, and it exists specifically to protect tenants' privacy and reduce disruption to their home life.
If your landlord is scheduling more than four routine inspections in a 12-month period without a SACAT order permitting it, they are exceeding what the law allows.
Notice requirements for a routine inspection
Every routine inspection must be preceded by written notice that meets specific requirements.
| Requirement | What the law says |
|---|---|
| Notice period | At least 7 days, no more than 28 days before the inspection |
| Format | Must be in writing — email is acceptable |
| Time window | A specified 2-hour window must be given (e.g. 10am–12pm on a specific date) |
| Permitted hours | Between 8am and 8pm, any day except Sunday or a public holiday |
| Frequency | Maximum 4 routine inspections per year, unless SACAT orders otherwise |
Different notice rules apply for other types of entry — repairs require 48 hours' notice, and showing the property to prospective tenants or buyers in the final weeks of a tenancy has its own separate rules.
Photos and videos — a rule most tenants don't know about
One of the most overlooked protections in SA tenancy law relates to photography and video during an inspection.
A landlord or property manager cannot photograph or video your personal possessions during an inspection unless they've given you 7 days' prior notice of that intention, and you've provided written consent. If they do take such a recording, it also cannot be distributed or published without a further 7 days' notice to you.
This matters more than most tenants realise — inspection photos taken for a landlord's own maintenance records are one thing; photos of your personal belongings being taken without your knowledge, or worse, shared or published, is a separate matter entirely and requires your explicit agreement.
When you can refuse entry
You are not required to accept every inspection request. You can lawfully refuse entry if:
The notice period is wrong
Less than 7 days or more than 28 days' notice for a routine inspection doesn't comply with the Act.
The annual cap has been exceeded
If your landlord has already conducted 4 routine inspections in the past 12 months and no SACAT order permits more, a further request doesn't have to be accepted.
The timing falls outside permitted hours
Before 8am, after 8pm, or on a Sunday or public holiday — none of these are valid times for a routine inspection.
No 2-hour window was specified
A vague notice without a defined window doesn't meet the legal requirement.
Important
You cannot refuse a properly notified, compliant inspection indefinitely without reason. If you repeatedly decline valid requests, your landlord may apply to SACAT for an order granting access. The right to refuse exists for non-compliant requests — not as a general right to block all inspections.
Do you have to be present?
No. A landlord can enter for a properly notified inspection whether or not you're home, provided the correct process has been followed. You have the right to be present if you choose, and if you request to be there, your landlord must make a reasonable effort to schedule the inspection at a time that works for you.
What inspectors are actually checking
Routine inspections exist to confirm the property is being maintained and to identify any repair needs — not to assess your housekeeping standards. The distinction that matters is fair wear and tear versus damage. Faded paint, worn carpet from normal use, and minor marks from everyday living are wear and tear. Holes in walls, broken fixtures, or stains from neglect are damage — and the difference can affect what's later deducted from your bond.
If your landlord doesn't follow the rules
If a landlord conducts inspections too frequently, gives inadequate notice, or arrives outside permitted hours, you have options.
First, raise it directly and in writing with your property manager or landlord — many issues are administrative errors rather than deliberate non-compliance. Reference the specific rule that wasn't followed.
If it continues, you can apply to SACAT for an order addressing the breach. Before doing so, contact Tenants Information & Advocacy Service (TIAS) on 1800 060 462 for free advice on your specific situation.
It's worth noting that retaliatory action — such as a landlord issuing a notice to vacate because you exercised your rights around an inspection — is prohibited under the Act.
The bottom line: Since July 2024, SA tenants have stronger protections around inspection frequency and photography than most people realise. Understanding the notice rules, the 4-per-year cap, and your right to decline non-compliant requests puts you in a much stronger position — and helps keep the relationship with your landlord on fair footing.
LucidLaw is building the platform for exactly this.
Plain-language guidance on your tenancy rights, employment, consumer law, and family law — with warm referral to a verified SA lawyer when you need one. Launching in Australia in 2026.
Join the waitlist →No spam. No legal advice. Just early access when we launch.