Queensland Rental Law Changes 2024–2025: What Changed for Bonds

Queensland's tenancy laws went through two major reform rounds — 30 September 2024 and 1 May 2025 — that fundamentally changed how rental bonds work. If you're still operating on pre-reform assumptions, you could miss current obligations and penalties.

Here's what changed and what it means for landlords managing bonds today.

Stage 1: 30 September 2024

Four-Week Cap for General Tenancies

Before this date, landlords renting properties above $700 per week could charge unlimited bond. That high-rent exception was abolished. Every general tenancy in Queensland is now capped at four weeks' rent, regardless of the rental amount. Pet bonds, key deposits, and any other security payments all count toward this single four-week ceiling.

Landlords with pre-existing bonds above the cap don't need to proactively refund the excess, but tenants can use Form 4b to claim back the overcharge at lease renewal.

The 14-Day Evidence Disclosure Rule (Section 136AA)

This was the biggest operational change. Any landlord who files a bond claim or disputes a tenant's refund must deliver supporting evidence — condition reports, photos, quotes, invoices, rent ledgers — to the tenant within 14 calendar days.

Initially, the rule applied only to bonds lodged on or after 30 September 2024, with a 12-month transition for older bonds. That transition expired on 30 September 2025. The rule now applies universally to every rental bond in Queensland, no matter when it was lodged.

Prohibition on Rental Bidding (Section 57AA)

Landlords and agents can no longer solicit, invite, or encourage prospective tenants to offer rent above the advertised price. You must advertise a fixed rental price — not a range, not "offers above $X." Tenants can still voluntarily offer more, but you cannot create a competitive bidding environment.

Domestic and Family Violence (DFV) Bond Protections

Tenants experiencing DFV can end their interest in a tenancy with seven days' notice and prescribed supporting evidence (Form 20) and submit a unilateral Form 4a bond refund claim for their proportionate share. The RTA is prohibited from disclosing the victim's forwarding address or contact details to the landlord or remaining co-tenants.

Stage 2: 1 May 2025

Property-Linked Rent Increase Limits (Section 57B)

Rent increases are now restricted to once every 12 months and tied to the property rather than the tenancy. If the previous tenant received a rent increase six months ago, you can't increase the rent for the new tenant for another six months. Every tenancy agreement must state the date of the last rent increase.

This directly impacts bond top-ups, since a bond top-up requires a valid rent increase as its trigger. No valid rent increase means no bond top-up.

Standardised Application Form (Form 22)

If landlords or agents require a tenancy application, they must use the prescribed Form 22 or Form R22. They cannot request information or documents beyond those prescribed by regulation and must offer at least two ways to submit an application, one of which is not a restricted way.

Portable Bond Scheme (Legislated but Not Yet Operational)

The amendments created the statutory framework for a digital portable bond scheme, where tenants could transfer their bond between properties without a full refund-and-relodge cycle. The power exists in the legislation, but the actual system hasn't been launched yet — there's no portal and no commencement date. Standard Form 4 and Web Services refund processes, and the existing Form 3 bond transfer for eligible cases, remain in use.

Penalty Unit Increase

Alongside the tenancy reforms, penalty unit values have continued to rise. For 2026–27, one penalty unit is $172.70. A 20-penalty-unit offence (like failing to lodge bond within 10 days or demanding excess bond) carries a maximum fine of $3,454.

What This Means in Practice

The reform package shifted power toward tenants on several fronts — evidence disclosure, bond caps, DFV protections, and the bidding ban. For landlords, the practical impact is more paperwork, tighter deadlines, and less margin for error.

The 14-day evidence rule is the one that bites hardest in day-to-day operations. Pre-2024, a landlord could file a bond claim and sort out the evidence later. Now, you need your evidence package ready before you file, because the 14-day clock starts the moment you lodge the claim.

Get the Updated Bond Compliance Guide

The Queensland Rental Bond Guide is current to the 2024–2025 reforms and covers every change listed above — with the forms, deadlines, and penalty unit values you need to stay compliant under the new rules.

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