A periodic lease in South Australia has no end date: it runs week to week or month to month until the tenant or landlord ends it in writing, and a fixed-term lease becomes periodic if nobody gives notice when it ends. A tenant can leave on 21 days’ notice. A landlord needs a ground the Act allows and 60 or 90 days’ notice, and rent can rise once every 12 months.
This guide is one of the satellites of our landlord guide to property management in South Australia. Every notice period below was checked against the Residential Tenancies Act 1995 and the CBS pages linked, as at October 2026.
General information about South Australian law as at October 2026, not legal advice. Each figure links to the official page it came from.
What is a periodic lease?
A periodic lease is a tenancy with no fixed end date. Rent is paid by the period, usually each week, fortnight or month, and the tenancy rolls on from one period to the next until someone ends it with the written notice the Act requires (CBS: lease agreements). A lease can be periodic from the start, but most begin as a fixed term and become periodic later.
How does a fixed-term lease become periodic?
Automatically. If neither the tenant nor the landlord gives notice before a fixed term ends, the agreement carries on as a periodic lease (CBS). To leave at the end of the fixed term instead, a tenant gives at least 28 days’ notice and needs no reason. A landlord who wants the tenancy to end with the fixed term must give at least 60 days’ notice on Form 9, and only on a prescribed ground, such as selling with vacant possession, moving in, or a serious breach (CBS fact sheet, February 2026).
How much notice does a tenant have to give?
At least 21 days, or one rental period if that is longer, so a tenant paying monthly gives a month. The notice must be in writing, but the tenant does not have to give a reason (Act s 86). Rent is payable up to the end of the notice period.
When can a landlord end a periodic lease?
Only on a ground the Act allows. Since the 2024 reforms there is no way for a landlord to end a periodic tenancy simply because they want to, and every ground needs evidence.
| Ground | Minimum written notice |
|---|---|
| Selling with vacant possession (a signed contract or a sales agency agreement), moving in yourself or a close family member, major repairs or renovation, demolition (Form 7) | 60 days, or one rental period if longer |
| A specified ground: a serious risk to safety, threats or intimidation, an unauthorised pet, false information given to get the tenancy, or the tenant no longer meeting an eligibility condition (Form 8) | 90 days |
| Rent unpaid for at least 14 days, or another breach of the lease | 7 days to fix the breach first |
The 60-day period is “at least 60 days or a period equivalent to a single period of the tenancy, whichever is the longer”, as amended in January 2026 (Act s 81(2)). After a possession notice, the home cannot be re-let for 6 months without SACAT’s consent, and stating a false ground carries a penalty of up to $50,000. A tenant who receives any of these notices can leave sooner, on 7 days’ notice, and stop paying rent (CBS).
How often can the rent go up?
Once every 12 months, counted from the start of the tenancy or the last increase, with at least 60 days’ written notice (CBS: rent increases). There is no cap on the amount. A tenant who thinks an increase is excessive can apply to SACAT within 90 days of the notice, and the Tribunal looks at comparable rents and the condition of the home. Increases agreed between landlord and tenant are limited to once every 12 months too.
Is a periodic lease good for a landlord?
Our view, from managing 600+ Adelaide rentals: it suits a good, settled tenant, because it avoids a renewal and its paperwork while the rent stays reviewable once a year. It suits a landlord less well when they may want the home back soon, because ending a periodic lease now needs a ground and 60 or 90 days. If a sale is likely in the next year or two, plan it around the notice periods above. Our Adelaide property managers set out the options before each lease ends, and the bond rules are in our guide to rental bonds in South Australia.
Thinking of ending a lease part way through? Read breaking a lease in South Australia.
Common questions
How much notice does a tenant give to end a periodic lease in SA?
At least 21 days, or one rental period if that is longer, in writing. No reason is needed.
Can a landlord end a periodic lease without a reason in SA?
No. A landlord needs one of the grounds in the Act, such as selling with vacant possession, moving in or major renovation (60 days’ notice), or a specified ground such as a serious safety risk (90 days).
How often can rent go up on a periodic lease?
Once every 12 months, with at least 60 days’ written notice. A tenant can ask SACAT to review an excessive increase.
Does a lease become periodic automatically?
Yes. If neither side gives notice at the end of a fixed term, the tenancy continues as a periodic lease on the same terms.