Queensland Landlord Obligations for Rental Property: Complete Checklist

Your Obligations Start Before the Tenant Moves In

Queensland landlord obligations under the RTRA Act begin well before a tenant signs the lease and continue throughout the tenancy and beyond. Whether you self-manage or use an agent, Section 185 makes you — the property owner — personally responsible for compliance.

Here is the full picture, in the order things actually happen.

Before Advertising the Property

Minimum housing standards audit. Walk through the property and verify compliance with all nine Schedule 6 standards in the Residential Tenancies and Rooming Accommodation Regulation 2025: structural soundness and weatherproofing, fixtures and fittings in working order, locks on all external doors and accessible windows, no vermin or mould, privacy coverings in rooms where privacy is reasonably expected, functioning plumbing with hot and cold water, bathroom privacy and working toilets, functioning cooktop, and working laundry fixtures where supplied.

Smoke alarms. Confirm all alarms are interconnected photoelectric units complying with AS 3786-2014. This has been mandatory for all Queensland rental properties since 1 January 2022. Every bedroom needs one, plus hallways connecting bedrooms to the rest of the dwelling, plus at least one per storey.

Safety switches. RCD protection must be installed on all general power circuits. No periodic inspection certificate is required, but you are liable for harm caused by an unmaintained electrical installation.

Pool safety certificate. For a non-shared pool or spa capable of holding water 300mm deep or more, a valid Form 23 issued by a QBCC-licensed pool safety inspector must be in force before you can sign a lease. For a shared pool with no certificate in force, you can use Form 36 by giving it to the prospective tenant, QBCC, and Body Corporate before the lease is executed.

At the Start of the Tenancy

Standardised rental application (Form 22). Use the RTA's approved form. You cannot ask for tenancy dispute history, QCAT records, or detailed bank statements. Destroy unsuccessful applicants' data within 3 months.

General Tenancy Agreement (Form 18a). Use the RTA's approved form. Disclose the date rent was last increased and any financial benefit from third-party rent payment platforms.

Pocket Guide (Form 17a). Provide this statutory information sheet to the tenant before they sign the lease.

Entry Condition Report (Form 1a). Complete it room by room; dated photographs can support the record. Give it to the tenant on or before handover day. The tenant has 7 days to return a marked copy. This report is your primary defence in bond disputes — incomplete reports routinely result in lost claims at QCAT.

Bond lodgement. Collect a maximum of 4 weeks' rent and lodge it with the RTA within 10 days. Late lodgement carries a maximum penalty of $3,454.

Body corporate by-laws. If the property is in a strata scheme, provide a copy of the current by-laws alongside the lease.

30-day smoke alarm check. Test, clean, and check batteries on every alarm within 30 days before the lease start date. This is separate from the tenant's ongoing annual testing obligation.

During the Tenancy

Routine inspections. No more than once every 3 months unless the tenant agrees in writing. Requires 7 days' written notice via Form 9.

Repairs and maintenance. Entry for repairs requires at least 48 hours' written notice (increased from 24 hours under the May 2025 reforms). Emergency repairs — which include any work needed to meet a minimum housing standard — should be addressed in a reasonable time. If the tenant cannot notify you or the nominated repairer, or the repairs are not made within a reasonable time after notice, the tenant may arrange work by a suitably qualified person up to 4 weeks' rent at your expense.

Rent increases. Limited to once every 12 months, attached to the property (not the lease). Written notice is required.

Entry hours. 8:00 am to 6:00 pm, Monday to Saturday only. No Sundays or public holidays without the tenant's written consent.

After the Tenancy Ends

Document retention. Tenancy agreements and disclosures: at least 1 year post-tenancy. Entry condition reports and photographs: 7 years recommended. Trade compliance certificates: at least 7 years. Unsuccessful rental applications: destroy within 3 months of the successful lease start.

Bond disposition. Complete the bond refund process through the RTA. If there is a dispute, the matter goes to QCAT.

The Bottom Line

The financial exposure for non-compliance is real. Most RTRA Act offences carry 20 penalty units — $3,454 at the current rate. QCAT can order rent reductions, direct you to pay for tenant-engaged repair costs, and terminate tenancies for uninhabitable properties.

The Queensland Rental Minimum Standards Compliance Guide consolidates every obligation into a single, chronological workflow with printable inspection checklists and document retention schedules.

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