What Must a Western Australia Property Condition Report Show in 2026?

This guide is for residential tenancies in Western Australia, Australia. Property Condition Report Form 1, timeframes, and bond evidence are Western Australian tenancy matters. They are not Australia-wide rules and do not describe New South Wales, Queensland, South Australia, Tasmania, Victoria, the Australian Capital Territory, or the Northern Territory.

The Direct Answer: What Must a Western Australia Property Condition Report Show?

Consumer Protection Western Australia says Property Condition Report Form 1 must be used. It lists the contents and condition of the property and should identify anything in, on, or around the home that is broken or in poor condition. The authority says the report shows the home’s condition at the start and end of the rental period and can be important evidence in a security-bond dispute.

Those are the facts. The practical interpretation is to record a condition that can later be compared: room, item, condition, specific written comment, date, and any supporting photo or video. “Good condition” without identifying the item is less useful than a concise note about the actual surface, fixture, appliance, or defect.

The Three-Stage Form 1 Record Chain

Consumer Protection’s Form 1 instructions set out a sequence that is easy to preserve as one evidence chain:

The table is an operational filing framework, not a replacement for the current form or legal advice. Always use the current Form 1 and confirm its instructions with Consumer Protection Western Australia before acting.

Written Descriptions Lead; Images Support

The Form 1 instructions recommend signing and dating photos or video if they are made during the inspection. They also expressly say images are not a substitute for accurate written descriptions. That distinction matters when a later dispute is about whether an item was already scratched, working, stained, or damaged.

For each material item, make the written report answer:

1. where is the item?
2. what is its condition on the inspection date?
3. does it work, and if not, what does not work?
4. what detail supports that condition?
5. is an image, invoice, or maintenance request attached?

This is a Proppi condition-to-outcome framework: entry record → tenant comment → event during tenancy → final comparison → cost or bond outcome. It helps separate a record of condition from an unsupported conclusion about responsibility.

Compare the Same Item at the End of the Tenancy

Consumer Protection says the end-of-tenancy condition will be compared with the original report. It also says a tenant is not responsible for fair wear and tear, which it describes as ordinary use such as worn carpet in frequently used areas. A final report should therefore compare like with like: the same item, the same location, the entry description, the exit description, and the evidence that explains any change.

That is an interpretation point, not a formula for deciding a claim. If a tenant, owner, or property manager disputes responsibility, retain the Form 1 records, photos, invoices, and correspondence for the actual dispute process. The broader Western Australia rental-law guide explains the state’s separate rent, pets, modifications, and Commissioner-determination workflows.

A Form 1 Is Still Required Without a Bond

The official Form 1 instructions say a Property Condition Report must be completed whether or not a security bond is paid. That makes the report a tenancy condition record first, not merely a bond-claim attachment. It can support repair, maintenance, or condition discussions even where no bond money is at stake.

Keep the report with the tenancy agreement, not only in a bond folder. If the property is managed, also retain which person completed the report and any later repair records that explain a changed condition.

A Practical Western Australia Condition-Report Folder

For each Western Australia rental, keep one dated folder containing:

1. current Property Condition Report Form 1 used at entry
2. proof that two signed copies were supplied to the tenant
3. tenant-returned copy and any comments or disagreements
4. dated images that correspond to written descriptions
5. repair, cleaning, appliance, and maintenance records created during the tenancy
6. final-inspection invitation, attendance record, and final Form 1
7. itemised invoices, quotes, receipts, or correspondence relevant to any claimed cost
8. bond-release, Commissioner, court, or settlement records where a dispute occurs.

For a comparison of the different tenancy workflows across jurisdictions, use the Australia state-by-state rental compliance guide. It does not turn a Western Australia Form 1 process into a rule for other Australian states or territories.

Common Mistakes to Avoid

• treating photos or a video walk-through as a substitute for Form 1’s written descriptions
• giving only one report copy to the tenant or losing proof of when it was supplied
• filing the tenant’s comments separately from the entry report
• using an unlabelled batch of images with no connection to a room or item
• completing the final report without recording the opportunity for the tenant to attend
• comparing a final condition with memory rather than the original report
• treating ordinary fair wear and tear as automatically recoverable from a tenant
• applying Western Australia Form 1 timeframes to rentals in another Australian state or territory.

The Short Version

1. Western Australia Property Condition Report Form 1 must be used at the beginning and end of a residential tenancy.
2. Record the condition of each relevant item in writing; dated images support but do not replace the description.
3. Give the tenant two signed entry copies within seven days of moving in; retain the completed returned copy.
4. Complete the final report as soon as practicable and no later than 14 days after the tenancy ends.
5. Compare each exit item with the entry record and preserve related repair, invoice, and bond material.

Last reviewed: 23 August 2026. This article reflects Consumer Protection Western Australia guidance and the Western Australian Residential Tenancies Act 1987 source page checked on that date. Forms, processes, and tenancy rules can change; confirm the current requirements with Consumer Protection Western Australia or a qualified Western Australian adviser before acting. This article is general information, not legal advice.