The WA Rent Review Rules Every Hillarys and Mullaloo Landlord Needs to Know in 2026!

If you own an investment property in Hillarys or Mullaloo or anywhere else in Perth, WA, you've probably had a moment of confusion around rent increases in the last two years. You're not alone.

The rules changed, and a lot of landlords along this stretch of the northern beaches are still operating on outdated information.

Here's what you actually need to know, straight and simple.

The 12-month rule

Since 29 July 2024, rent can only be increased once every 12 months.[1] That applies whether your Hillarys tenant is on a periodic lease or a fixed-term agreement. Before the reform, tenancies could be reviewed every six months. That's gone now.

The 12-month clock starts from the date of the new tenancy or the date rent was last increased. [2] And here's the part that catches people out: renewing a fixed-term lease with the same tenant does not reset that clock. If you increased the rent on your Mullaloo property in September 2025, you can't increase it again until September 2026, no matter how many new lease agreements get signed in between.

Sixty days' written notice, on the correct form

You need to give at least 60 days' written notice before a rent increase takes effect, using the approved Form 10.[2] The notice has to state the new rent amount and the exact date it kicks in. If you use the wrong form, give less than 60 days, or try to increase within the 12-month window, the notice simply isn't valid. Your tenant isn't obligated to pay the increase, and you'll be starting the process over.

Fixed-term leases have an extra condition

If you're partway through a fixed-term agreement on a rental, you can only increase rent during that term if the original agreement specifically sets out the increase amount or the method for calculating it.[2] A vague clause about moving to "market rent" doesn't count. That provision has to be written into the agreement at signing. You can't add it later. This is something that all Landlords should check is in the lease agreements and discuss with their agency what method is being used and/or amount.

Rent bidding is banned

Since May 2024, every property has to be advertised at one fixed price.[1] You can't list a range, and you can't invite offers above the advertised rent, causing potential tenants to bid higher amounts against other applicants. This applies across every advertising channel, not just your own listings. Getting this wrong carries a real penalty, so it's worth being deliberate about how a Hillarys or Mullaloo or any other property is priced and listed from day one.

Rent increases and retaliation don't mix

If a tenant has recently exercised a legal right, requesting a repair, raising a legitimate complaint, and you respond with a rent increase, that can be treated as retaliatory action under the Act. [2] A tenant can challenge this in the Magistrates Court, and the increase can be set aside. This is one more reason a rent review's should always be tied to genuine market movement, with real rental comparison apprasials done, not timing that looks convenient.

Why this matters more in Hillarys and Mullaloo specifically

Coastal, lifestyle-driven suburbs like Hillarys and Mullaloo tend to hold strong tenant demand even as parts of Perth soften. That's good news for your returns, but it also means a poorly timed or incorrectly issued rent notice costs you more here than it might elsewhere. You're not just risking an invalid notice. You're potentially leaving real money on the table in suburbs where well-presented rentals rarely sit vacant for long.

What I do about it

I track every property's rent review date the moment I take on the management, not the moment it's due. That means the discussions around a rent review are started early with all landlords to ensure that the Form 10 goes out on time, is worded correctly, backed by genuine local data on what similar Hillarys/ Mullaloo properties are actually achieving right now. No guessing, no missed windows, no awkward conversations six months later about a notice that never should have gone out in the first place.

If you're not sure when your Hillarys or Mullaloo property's rent was last reviewed, or whether your current agent is even tracking it, that's a conversation worth having. I'm happy to take a look.

Own an investment property in Hillarys, Mullaloo, or nearby? Get in touch and I'll run your property's numbers personally.

This article is general information only and doesn't replace legal advice specific to your circumstances.

Sources

[1] Consumer Protection WA, WA Rent Reforms — https://www.consumerprotection.wa.gov.au/wa-rent-reforms

[2] REIWA, Residential Tenancies Amendment Act 2024 — https://reiwa.com.au/the-wa-market/resources/articles/residential-tenancies-amendment-act-2024/