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Owning a rental property in Queensland comes with important legal responsibilities, particularly under the Residential Tenancies and Rooming Accommodation Act 2008 (RTRA Act). For landlords, having a clear understanding of your obligations is key to running a compliant tenancy and avoiding disputes. The Real Estate Institute of Queensland (REIQ) is a trusted source for property owners, offering expert insights into legislation, property management best practices, and regulatory updates. This article outlines the critical aspects of Queensland’s tenancy laws to help landlords maintain smooth, lawful rental arrangements.
The RTRA Act governs rental agreements across Queensland, setting out the rights and responsibilities of both landlords and tenants. It applies to general tenancies, including homes, apartments, and townhouses, as well as rooming accommodation. The Act establishes rules on leases, rent payments, privacy, maintenance, and dispute resolution. It also details processes for bond lodgement, rent increases, breaches of agreement, and evictions. Failure to comply with the Act can result in fines or legal consequences, so keeping informed—especially as rental reforms are introduced—is essential.
Before leasing a property, landlords must ensure they meet legal requirements outlined by the Residential Tenancies Authority (RTA). This includes providing a written tenancy agreement using Form 18a, which should specify rent, payment frequency, lease terms, and any special conditions such as pet allowances or maintenance arrangements. Using standardised templates from the REIQ helps ensure full compliance with state law. Bonds, which can be up to four weeks’ rent, must be lodged with the RTA within 10 days, and landlords must issue a receipt. Rent can only be increased during a fixed-term lease if it’s specifically stated in the agreement, and landlords cannot ask for more than one month’s rent in advance.
Tenants have clearly defined responsibilities under the RTRA Act. They must pay rent on time, maintain the property in good condition, report maintenance needs, and avoid unauthorised alterations. If rent is overdue by seven days, landlords may issue a Notice to Remedy Breach. If the issue continues beyond 14 days, they may then issue a Notice to Leave. Landlords are also obligated to respect tenants’ right to quiet enjoyment of the property, which includes providing at least 24 hours’ written notice before entering for inspections or repairs.
From the landlord’s side, there are legal obligations that must be fulfilled throughout the tenancy. The property must be kept in a safe, clean, and liveable condition. This includes ensuring all plumbing, electrical, and gas fittings are functional and that the structure is sound. Routine inspections are permitted every three months, provided tenants receive at least seven days’ written notice. Since January 2022, new smoke alarm laws also require photoelectric alarms in every bedroom, hallway, and level of the property. These alarms must be interconnected and powered by either mains electricity or a 10-year lithium battery. Rental properties that don’t comply cannot be legally leased.
Landlords can only charge tenants for water usage if the property is individually metered, the lease specifies such charges, and the home meets Queensland’s water efficiency standards. A copy of the water bill must also be provided before any charges are issued. When a tenancy ends, landlords must provide tenants with at least two months’ notice if they do not intend to renew a fixed-term lease. If tenants breach the lease agreement through unpaid rent, property damage, or illegal activity, landlords may issue the appropriate breach and eviction notices. In serious cases, they can apply directly to the Queensland Civil and Administrative Tribunal (QCAT) for termination.
Queensland’s tenancy laws have undergone major reforms in recent years. From October 2022, landlords can no longer end a periodic lease without specific grounds. Acceptable reasons now include selling the property, undertaking major renovations, or the tenant breaching the agreement. In addition, new laws around pets mean landlords can’t unreasonably refuse a pet request. If pets are allowed, reasonable conditions can be imposed, such as requiring professional carpet cleaning at the end of the lease.
Minimum housing standards introduced in 2023 require all rental properties to be weatherproof, secure, and structurally sound. They must also have working kitchen and bathroom facilities, as well as locks on windows and doors. Landlords who fail to meet these standards may face penalties or lease disputes.
Staying compliant with Queensland’s tenancy laws is essential for long-term rental success. Landlords are encouraged to regularly check the REIQ website for updates and attend training when available. Keeping detailed records of lease agreements, maintenance, tenant communications, and financial transactions is critical. Engaging a professional property manager can also ensure that all legal obligations are met and that tenants enjoy a smooth, well-managed experience.
By understanding your responsibilities and staying informed, you not only safeguard your investment but also create a rental environment that fosters long-term tenancies and respectful relationships.
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