Complete Guide to Being a Landlord in Queensland (2026)

Ensure the property is clean, in good repair, and fit for the tenant to live in at the start of the tenancy.

Maintain the property in good repair throughout the tenancy. This includes structural elements, plumbing, electrical, and any inclusions listed on the lease.

Lodge the tenant's bond with the RTA within 10 days of receiving it. Failure to lodge the bond is an offence.

Provide the tenant with a copy of the signed lease agreement, an entry condition report, and an information statement from the RTA.

Give proper notice before entering the property. Entry without consent or notice (except in emergencies) is a breach of the tenant's right to quiet enjoyment.

Respond to repair requests promptly. Emergency repairs must be arranged within 24 hours. Routine repairs should be addressed within a reasonable timeframe.

Comply with minimum housing standards, including weather-proofing, ventilation, lighting, and functioning bathroom and kitchen facilities.

Ensure all smoke alarms are compliant and tested at the start of each tenancy and within 30 days of the end of each tenancy.

Right to quiet enjoyment of the property — the landlord cannot interfere with the tenant's use of the premises.

Right to a property that meets minimum housing standards and is maintained in good repair.

Right to receive at least 61 days written notice before a rent increase takes effect.

Right to dispute an excessive rent increase at QCAT within 30 days of receiving the notice.

Right to have their bond lodged with the RTA and returned promptly at the end of the tenancy (less any agreed deductions).

Right to request emergency repairs and have them carried out within 24 hours.

Right to be given proper notice before the landlord enters the property (24 hours for general inspections, shorter for emergencies).

Right to end the tenancy by giving appropriate notice as required under the lease agreement.

You may conduct a maximum of 4 routine inspections per year. Exceeding this limit without the tenant's written consent is a breach of their right to quiet enjoyment.

You must give at least 24 hours written notice using an Entry Notice (Form 9). The notice must specify the date, time, and purpose of the inspection.

Inspections can only take place between 8am and 6pm on weekdays, or between 9am and 5pm on Saturdays. You cannot inspect the property on Sundays or public holidays without the tenant's agreement.

During the inspection, you should check the general condition of the property, note any maintenance issues, and verify that the tenant is meeting their obligations under the lease. Avoid opening cupboards, drawers, or personal storage areas.

Photography during inspections is permitted for documenting property condition, but you should not photograph the tenant's personal belongings without consent. Some tenants may request that personal items not be visible in any photos.

If you use a property manager, they conduct inspections on your behalf and should provide you with a written report after each visit. Review these reports carefully — they are your early warning system for maintenance issues.

Smoke alarms must be installed on every storey of the property and be photoelectric type or a combination of photoelectric and ionisation. They must be hardwired or powered by a 10-year non-removable lithium battery.

Pool safety certificates are required for properties with a swimming pool or spa. The certificate must be current and provided to the tenant.

Electrical safety switches must be installed for all power point circuits.

The property must be structurally sound and free from known hazards (e.g., loose asbestos, unstable balconies).

Gas appliances must be maintained and safe. If gas is supplied, the landlord must ensure all gas fittings comply with Australian standards.

Window restrictions are required in buildings of two or more storeys where there is a risk of a child falling from a window.

Keep copies of all tenancy agreements, condition reports (entry and exit), and any variations or addendums signed during the tenancy.

Retain records of all bond transactions — lodgement receipts, partial refunds, and any dispute claims lodged with the RTA.

Maintain a log of all maintenance and repair requests, including dates received, actions taken, and costs incurred. This is critical evidence if a tenant disputes the quality of maintenance.

Keep copies of all written notices served — rent increase notices, entry notices, breach notices, and notices to leave. Record the date and method of delivery.

Store receipts for any property improvements, repairs, or safety compliance work (e.g., smoke alarm installations, pool safety certificates). These may be needed for insurance claims or tax deductions.

Retain all correspondence with the tenant, including emails, text messages, and letters. In a tribunal dispute, documented communication is your strongest evidence.

Standard home and contents insurance does not cover a tenanted property. If your investment property is insured under a regular home policy, most claims related to tenancy will be declined. You need a dedicated landlord insurance policy.

Landlord insurance typically covers rental default (loss of rent if the tenant stops paying), malicious or intentional damage by the tenant, public liability for injuries on the property, and legal expenses for tribunal proceedings.

Building insurance covers the structure itself — walls, roof, fixtures, and fittings. This is separate from landlord insurance and is usually required by your mortgage lender. If the property is in a body corporate, building insurance is typically included in your levies.

If you rent the property furnished, consider contents insurance that specifically covers landlord-owned furnishings, appliances, and equipment against theft or damage by the tenant.

Compare policies carefully. Coverage limits for rental default vary from 6 weeks to 52 weeks depending on the provider. Excess amounts and exclusions (such as damage discovered after the tenant vacates) differ significantly between insurers.

Failing to lodge the bond on time. The RTA requires bond lodgement within 10 days. Late lodgement is an offence and can result in penalties.

Entering the property without proper notice. Even for routine inspections, you must give at least 24 hours written notice and can only enter at a reasonable time. Repeated unlawful entry can result in tribunal orders.

Not responding to repair requests. Ignoring or delaying emergency repairs (which must be addressed within 24 hours) can lead to the tenant arranging repairs themselves and deducting costs from rent — legally.

Increasing rent without proper notice or within 12 months of the last increase. Invalid rent increases can be voided by QCAT, and you may need to refund the difference.

Not providing required documents at the start of the tenancy. You must give the tenant a signed copy of the agreement, an entry condition report, and the RTA information statement.

Retaliating against a tenant for exercising their rights. Issuing a notice to leave or increasing rent in response to a tenant making a complaint or requesting repairs is unlawful retaliation under the Act.

If the tenancy is periodic (month-to-month), you can issue a Notice to Leave without grounds, but you must give at least 2 months notice. The tenant is not required to leave on the date specified — if they remain, you must apply to QCAT for a possession order.

For fixed-term tenancies, the lease ends on the specified date. If you do not want the tenancy to continue, you must give the tenant a Notice to Leave at least 2 months before the end date. If you do nothing, the tenancy rolls into a periodic agreement.

If the tenant breaches the agreement (e.g., non-payment of rent, property damage, or illegal activity), you can issue a Notice to Remedy Breach giving them a reasonable time to fix the issue. If they fail to remedy the breach, you can then issue a Notice to Leave.

For non-payment of rent, you can issue a Notice to Remedy Breach once rent is 7 days overdue. If the tenant does not pay within the remedy period, you can issue a Notice to Leave with a 7-day notice period and then apply to QCAT for termination.

You cannot change the locks, remove the tenant's belongings, or cut off utilities to force a tenant out. Self-help eviction is illegal in Queensland and can result in penalties and compensation orders. The only lawful path to regain possession is through QCAT.

If the tenant has abandoned the property (left without notice and the property is vacant), you must follow the abandoned goods process under the Act before disposing of any belongings left behind.

In Queensland, the bond is held by the RTA — not by the landlord or property manager. At the end of the tenancy, both parties complete a Bond Refund form (Form 4). If both agree on how the bond should be split, the refund is typically processed within 2–3 business days.

If you believe the tenant has caused damage beyond fair wear and tear, you must lodge a bond dispute with the RTA. Fair wear and tear includes minor scuff marks on walls, faded curtains, and worn carpet in high-traffic areas. Damage includes holes in walls, stained carpets from spills, and broken fixtures.

The entry and exit condition reports are the most important evidence in any bond dispute. Compare them side by side. If you did not complete a thorough entry condition report at the start of the tenancy, your ability to claim against the bond is significantly weakened.

If the RTA's conciliation process cannot resolve the dispute, either party can apply to QCAT for a binding determination. QCAT will consider the condition reports, photographs, invoices for cleaning or repairs, and any correspondence between the parties.

Be reasonable with your claims. Attempting to charge the tenant for pre-existing damage, normal wear, or professional cleaning when the property was returned in a clean state can result in your claim being dismissed entirely — and may result in a costs order against you.