If a tenant falls behind in rent it's important to act quickly, if they are new tenants they get a phone call on the day the rent is due. We ask them when rent can be paid and follow up on the exact day they say. If the arrears reach 14 days, the tenant is technically in breach of their lease and a breach notice can be sent on day 15 asking for the arrears to be paid by the tenant and giving them a time frame of 7 clear days to remedy the breach. Note that a huge number of breach notices are done technically wrong by private landlords and some agents and if there is a fault found on the breach notice at a follow up tribunal hearing, the entire time to remedy needs to be started over. In SA, Sundays are now not counted so must be removed when calculating 7 clear days. The breach notice asks for payment or vacant possession. If no action is taken by the tenant at the expiry of the breach remedy period, ie they are still there after the 7 days and FULL payment as specified in the notice has not been received, then an application to a tribunal hearing is initiated - legal action against the tenant. The tenant is usually put onto a payment plan at the hearing but each case is considered on it's merits. Technically 3 breach notices in a given tenancy and the landlord can be granted vacant possession of the property - but that is not always the case. Last week we were granted immediate 7 day vacant possession at a hearing and this was the first time the tenant appeared before the tribunal. This was a property recently taken over by a private landlord who had allowed a tenant to get $6800 into arrears. We served a breach notice on the day we took over this property and applied for vacant possession just after. It was granted on the basis of how huge the arrears was and the fact that the landlord had no insurance to claim the arrears - sometimes they do look at circumstances, we were lucky to get a great tribunal member in this instance but that is not always the case.