Rental Compliance Audit Checklist for Queensland Landlords

Every Queensland rental property must meet minimum housing standards under Schedule 5A of the RTRA Regulation 2009 — for new leases, renewals, and all existing tenancies since 1 September 2024. The standards are not optional, and there is no cost exemption. A property that fails any standard cannot legally be offered for rent.

The problem is that the standards are scattered across multiple regulatory bodies: the RTA for tenancy forms, the Electrical Safety Office for safety switches, the Queensland Fire Department for smoke alarms, and the QBCC for pool safety and licensed trades. This audit sequence pulls them into a single walkthrough.

Before You Start: What You Need

Gather these before arriving at the property:

• A blank RTA Form 1a (Entry Condition Report, current version v20)
• A phone or camera for date-stamped photos
• A step ladder (for smoke alarm checks)
• The previous Form 1a and any contractor invoices on file
• The tenancy start or renewal date (this sets your compliance deadline)

If you are taking over from a property manager, request copies of the last Form 1a, smoke alarm service records, and any pool safety certificates. Missing records do not excuse non-compliance — they just mean you need to verify everything from scratch.

The Nine-Standard Walkthrough

Work through the property in this order. Each standard maps to a section of Schedule 5A.

1. Weatherproof and structurally sound (Sch 5A s 1)

Check the roof for visible sagging, missing tiles, or rust-through on metal roofing. Look at ceilings for water stains. Walk the external walls checking for cracks wider than a pencil width. Test deck and stair handrails by pushing firmly. Inspect subfloor areas (if accessible) for termite damage or timber rot. Any structural defect that could cause collapse or water entry is a breach.

2. Fixtures and fittings in good repair (Sch 5A s 2)

Test every supplied appliance: cooktop burners, oven, rangehood, ceiling fans, and built-in air conditioning if fitted. Check banisters, cupboard doors and hinges, towel rails, and curtain rods. Any fixture likely to cause injury during ordinary use fails this standard.

3. Locks and security (Sch 5A s 3)

Test every external door lock and every window latch on windows reachable without a ladder. Sliding door locks and screen door latches count. The test is simple: can the opening be secured against unauthorised external entry? Deadbolts and security screens are not legally required — a functioning latch is sufficient.

4. Vermin, damp, and mould (Sch 5A s 4)

Inspect subfloor vents for blockages. Check under sinks, behind toilets, and inside built-in wardrobes for mould or moisture. Look for rodent droppings in roof spaces and garage areas. If the property is vacant, open every cupboard and check behind removable panels. Photograph any damp patches — even minor ones — to establish a baseline.

5. Privacy coverings (Sch 5A s 5)

Every bedroom and bathroom window needs blinds, curtains, tinting, or frosted glass — unless an external fence, hedge, or wall already blocks the view. Check from outside: can you see into the room? If yes, coverings are required.

6. Plumbing, drainage, and potable water (Sch 5A s 6)

Run every tap (hot and cold) and confirm water flows and drains. Flush every toilet. Check the hot water system is operational — a cold-only supply breaches this standard. If the property is on tank water, confirm the pump works and filtration is serviced. Look under the house for leaking pipes or backed-up drainage.

7. Bathroom and toilet (Sch 5A s 7)

Confirm every bathroom and toilet has a door that closes and provides privacy. Check that toilets flush and refill. Verify the connection to sewer, septic, or an approved waste system. If septic, check the last service date — an overdue septic system backing up into the house is an immediate breach.

8. Kitchen (Sch 5A s 8)

If the property includes a kitchen, it must have a functioning cooktop. Test every burner or element. A property with a disconnected or broken cooktop cannot be leased.

9. Laundry (Sch 5A s 9)

If the property includes a laundry, check that taps work, the tub drains, and washing machine connections are functional.

Beyond Schedule 5A: The Safety Layer

Three safety systems sit outside Schedule 5A but are equally mandatory for Queensland rentals:

Smoke alarms: All alarms must be interconnected photoelectric units complying with AS 3786:2014, powered by 240V hardwiring or 10-year sealed lithium batteries. This has been mandatory for rental properties since 1 January 2022. Test every alarm with the push button and check the manufacture date stamped on the unit — replace any alarm older than 10 years.

Safety switches (RCDs): All general socket-outlet power circuits must have RCD protection. Open the switchboard and confirm RCDs are installed. Press the test button on each RCD — it should trip and can be reset. If the property has no safety switches on power circuits, a licensed electrician must install them before the lease starts.

Pool safety: If the property has a pool or spa capable of holding water 300mm deep, it must be registered on the QBCC Pool Safety Register. A non-shared pool needs a current Form 23 certificate (valid 2 years). For a shared pool without a current certificate, give Form 36 to the prospective tenant, QBCC, and body corporate before the lease is signed; a shared-pool Form 23 is valid for 1 year. Check the certificate expiry date and verify registration online through the QBCC portal.

Timing: When to Run the Audit

• Before a new tenancy: complete the full audit and record the property's condition on Form 1a before handover
• Before a lease renewal: re-check every standard, especially items that degrade over time (smoke alarm batteries, deck timber, plumbing seals)
• Routine inspections: Queensland allows inspections once every 3 months with 7 days' written notice (RTA Form 9). Use each routine inspection to check for emerging compliance issues — not just cosmetic wear

What Happens When Something Fails

A failed standard does not mean the lease can proceed before the defect is fixed. If the repair requires a licensed trade (electrical, plumbing, gas, or building work over $3,300), check the relevant regulator's licence register before the contractor starts.

If you cannot fix the defect before the lease start date, delay the tenancy until the repair is complete. Disclosure and a tenant's agreement to a remediation timeline do not waive the minimum housing standards; a tenant may apply to QCAT for a rent reduction if the property remains non-compliant.

The Queensland Rental Minimum Standards Compliance Guide provides the full audit in printable checklist format, with the competent-person boundaries for each standard so you know exactly which checks you can do yourself and which require a licensed trade.

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