How to Handle Difficult Tenants in South Australia

A Step-by-Step Strategy for Solving Tenant Disputes, Minus the Stress

There comes a time in nearly every property investor's journey when a tenancy becomes more complicated than expected.

Even great tenants can find themselves in challenging life circumstances.

Lost jobs. Illness. Relationship breakdowns. Or sometimes, it’s just a clash in expectations.

The truth is, when you’re a property investor, the occasional difficult tenant is part of the territory.

But what matters most is how you handle the situation.

It’s not about ‘winning’ or being the ‘tougher’ party.

It’s about protecting your investment, reducing stress and staying on the right side of the law without unnecessary confrontation or escalation.

So if you're a landlord in South Australia wondering how to handle difficult tenants, this guide will walk you through clear, practical strategies that work.

What Actually Makes a Tenant 'Difficult'?

It’s easy to label a tenant as difficult when problems arise. But smart landlords step back and look at behaviours, not personalities.

Being difficult doesn’t mean someone is trying to be malicious.

Sometimes it's lack of life experience. Sometimes it's disorganisation. Occasionally, it is wilful breach.

Either way, clarity matters.

So, what does 'difficult' really mean in practical terms?

‘Difficult’ means any tenant behaviour that disrupts the stability, value or legal integrity of your investment.

And it often doesn’t appear all at once.

Some of the most common warning signs that can slowly creep in and create stress for landlords are:

Rent payments start arriving late or inconsistently
Ignoring communication or responses become vague and defensive
Property care standards drop noticeably, with damage left unrepaired or ignored
Breaching the lease (like unauthorised pets, subletting or modifications)
Inspections are denied or delayed without valid reason

But the behaviour alone isn’t what makes the situation difficult.

It’s how long the issue drags on, how often it recurs, and how well prepared (or not) the landlord is to manage it.

It’s also rarely just one issue that causes friction - it’s how it’s handled over time that turns a small problem into a big one.

"Some tenants might only become challenging when their personal circumstances change," says Kate Barnett, Director of We Connect Property.

"That’s why it’s so important to separate the behaviour from the individual, and approach the situation with firm but fair expectations."

Recognising the early indicators of a problem - and responding with process rather than emotion - is what separates the confident landlords from the overwhelmed ones.

Your Response Sets the Tone (and the Outcome)

This might be the most important point in the entire blog: how you respond in the early stages of a tenant issue often determines how far, and how fast, that problem escalates - or deescalates.

It’s easy to let frustration take over, especially when rent that you rely on is late or communication breaks down.

But react emotionally, and you risk losing control.

That’s why experienced landlords and property managers lead with calm, clarity and - most importantly - a plan.

As Kate puts it: “Like anything, when you respond emotionally to conflict, it things usually go from bad to worse.”

“The landlords who come out of challenging situations with the least damage are the ones who remain calm, and who treat the situation like a business, not a personal issue.”

Of course, professionalism isn’t just about tone, and responding calmly doesn’t mean being passive.

It means understanding when to escalate, when to show flexibility, and when to hold firm, as well as understanding what the lease allows and what South Australian property law requires.

Remember, your role isn’t to “win” an argument. It’s to do whatever you can, within the legal parameters, to protect your asset.

So it’s vital to document every step and following the legal process to the letter.

This is where having an experienced property manager involved helps immensely.

They act as a neutral buffer that’s able to deliver firm, fair messages without emotional tension.

They’re able to handle all the uncomfortable conversations to keep things on track, while making sure legally, you’re covered.

Communication: The First (and Often Most Effective) Step

A significant number of tenancy issues can be resolved simply through better communication - before they turn into legal problems.

Firstly, start with a calm, written message.

Focus on the issue, not the person, and stick to the facts.

If it’s rent arrears, outline the missed payments and what the lease requires.

If it’s property damage, reference your inspection report.

Written communication is critical because it creates a paper trail. If things progress to SACAT, this history of fact-driven, fair correspondence could be the difference between a win or a loss.

And if you do need to issue a formal breach notice (such as a Form 2), keep the tone respectful.

You’re not making threats. You’re documenting the legal next step.

An experienced property manager will already have these templates, scripts and strategies ready - and more importantly, the experience to deliver them effectively.

Know the Law (So You Don’t Accidentally Breach It)

Many landlords feel anxious about acting against tenants because they’re unsure of their legal footing. And rightly so.

But one of the fastest ways a landlord can turn a manageable issue into a major problem?

Not following the legal process properly - or worse, taking action that seems “reasonable” but isn’t compliant under South Australian law.

The Residential Tenancies Act (SA) 1995 is designed to protect both landlords and tenants, and outlines specific procedures for everything from issuing notices to regaining possession.

It’s not always simple, but it is predictable - if you follow it.

Within it, landlords have clear legal rights, such as:

The expectation that rent is paid on time
The ability to access the property for inspections (with correct notice)
To claim compensation for unpaid rent or damage

But these rights only hold up if the correct processes are followed.

For example, you can’t just enter the property because a tenant isn’t responding - you need to give written notice (usually 7 days) and comply with access rules.

Tenants, in turn, also have rights, such as:

The right to quiet enjoyment of the property
To be notified properly of any breaches
To contest claims through SACAT (South Australian Civil and Administrative Tribunal)

If, as a landlord, you breach those - no matter how justifiable your frustration, or how good your intentions - you may end up losing your case.

“Most landlords aren’t trying to do the wrong thing,” says Kate.

“But they often act too fast out of frustration, not realising the tenant can contest the process.”

“Trying to take shortcuts, or relying on their own ‘perception’ of the process rather than the actual law is how landlords lose SACAT claims.

“My biggest piece of advice? Work closely with your property manager and follow the correct process - it’s there to protect you.”

That’s exactly where a good property manager really proves their value.

They don’t just understand the legislation - they work with it every day so know it intimately, whilst taking take the emotion out of the situation.

In tenant disputes where one misstep can jeopardise your position, having that kind of support behind you can be the difference between a satisfactory resolution or a costly outcome.

What Smart Landlords Do in the Most Common Scenarios

Managing difficult tenants is less about instinct and more about systems. And the good news is, every challenge has a path forward.

But the best landlords don’t “wing it” - they follow a proven process that gets results while staying above board.

Here are some of the most common tenant issues, and how experienced property managers generally handle them step by step:

Late or Non-Payment of Rent

This is the most common challenge of them all - and one where clarity matters. The best advice is to not delay it, or hope it resolves itself:

First up, issue a polite written reminder as soon as the rent is overdue.
If it's unpaid for 14 days, issue a Form 2 – Breach of Agreement Notice.

Give the tenant a chance to remedy it - often they will. Offering a repayment plan is an appropriate compromise, but make sure you get it in writing.
If it’s unresolved, lodge an application through SACAT to help with a resolution

Property Damage

Some general wear and tear on any residential property is normal. But when it's beyond reasonable, you need to act:

Use inspections (every 3 months in SA) to identify any issues early.
Document damage thoroughly - take detailed photos, make notes and keep dated reports.
Lodge bond claims for repairs when applicable.
For serious damage, especially when it is intentional, outline rectification steps, issue a breach notice or refer to SACAT to seek compensation
For malicious damage, consider claiming through your landlord insurance.

General Lease Breaches (Unauthorised Pets, Subletting etc.)

These can be grey areas, but not if you’re clear and consistent.

First, and most importantly, don’t assume the worst - sometimes it’s a simple misunderstanding
If it’s not resolved, serve a formal breach notice with specific details.
Give the tenant time to fix the issue - usually 7 to 14 days.
If it continues, apply to SACAT for further action and submit your documentation.

What all these have in common is the need for structure over emotion.

The key to a successful outcome is sticking to the facts, following the process and documenting everything - so you can resolve the issue faster, with less stress.

“Most tenancy issues don’t spiral because of the problem - they spiral because of how the landlord reacts,” Kate explains.

“Respond with process, not panic. And make sure you rely on your property manager to guide you through the process - they’ve likely seen it all before and know the best way to handle the situation.”

Having the right support behind you doesn’t just protect your property - it protects your time, your finances and your peace of mind.

When It’s Time to Escalate

Sometimes, despite best efforts, a tenant simply doesn’t comply.

When multiple breaches go unresolved or communication breaks down completely, escalation becomes necessary to protect your property.

But like anything, it needs to be done correctly.

The legal eviction process in South Australia is clear but detailed. It starts with:

Issuing a formal breach of agreement notice (Form 2)
Waiting out the required rectification period (usually 7 or 14 days, depending on the breach)
Lodging an application with SACAT
Attending the hearing and presenting your documentation
If SACAT grants possession, coordinating with the Sheriff to enforce eviction if the tenant doesn’t vacate voluntarily

This process sounds intimidating. And it can be - especially if you’re going through it for the first time.

Any missed detail can lead to delays or even dismissal of your claim.

But with a good property manager in your corner, it's all handled on your behalf - legally, fairly, and with far less stress.

“We’ve seen landlords get possession orders quickly because everything was prepared, filed correctly and respectfully handled by their experienced property manager,” Kate says.

“Speed and strength come from knowing the system, and that’s why it’s essential to have a property manager help you through the process. They know it inside and out, and are able to offer the best advice to resolve things quickly and with minimal stress”

Of course, escalation should never be the first step.

But when it is time, handling it legally and professionally makes all the difference.

The Part Most Landlords Overlook: Prevention

It’s one thing to handle a difficult tenant well. It’s another thing to avoid one in the first place.

And that’s where real success lies.

Many landlords focus too heavily on reacting to problems.

But the most successful ones put their energy into the front end - preventing problems before they become problems.

That’s why you’ll find smart landlords investing in:

Thorough tenant screening: Not just references, but genuine background and affordability checks like employment, rental history and references
Clear, enforceable lease agreements that outline expectations on things like rent, inspections, pets and responsibilities
Routine inspections that catch issues early, coupled with thorough documentation and reporting
Prompt responses to maintenance and communication, and fast, fair communication, addressing small issues before they become big ones

“Prevention isn’t passive,” Kate explains.

“It’s proactive. It’s doing the checks, outlining expectations and following through. If that’s your baseline, you’ll rarely end up in conflict.”

Many self-managing landlords miss these vital systems because they’re time-consuming or unfamiliar.

But skipping them can be a recipe for disaster down the track.

A good property manager has these built into every tenancy they manage, and their day-to-day processes are designed to prevent the majority of disputes before they start.

In fact, they’re often the reason landlords don’t hear about problems in the first place!

Difficult Tenants Don’t Have to Mean A Difficult Investment

The occasional tough tenant is part of the territory.

But you don’t have to deal with it alone, or in a way that creates conflict, stress or risk.

When you understand your rights, follow the correct steps and communicate clearly, you’ll not only protect your investment - you’ll maintain your peace of mind.

And when you bring in a great property manager, you gain the expertise of someone who already knows what to do, when to act and how to handle things professionally.

Because at the end of the day, property investment feel like a headache.

With the right knowledge and the right support, it becomes exactly what it should be - a smart, steady, stress-free investment. And a well-managed one at that!

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