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Guide to Queensland Rental Law for Landlords: What You Can and Can't Do (2026)

Written by The Propero Team · 31 January 2026
Queensland rental property with Brisbane skyline, representing QLD landlord tenancy law and RTRA Act regulations

Queensland rental law operates under the Residential Tenancies and Rooming Accommodation Act 2008 (RTRA Act), and it's different from other states in some important ways. Recent reforms in 2024 and 2025 have reshaped how landlords advertise, screen tenants, enter properties, and end tenancies.

Whether you're self-managing or working with an agent, this guide covers everything you need to stay compliant in Queensland.


Quick Summary

What's now in effect:

  • Rent bidding is banned: you cannot accept offers above advertised price
  • Rent increases are tied to the property, not the tenancy (once per 12 months)
  • Maximum bond is capped at 4 weeks' rent
  • Rental applications must use the approved RTA form
  • Entry notice is minimum 48 hours
  • You must have a valid reason to end a tenancy
  • Bond claims require supporting evidence

Coming up:

  • 1 September 2026: New house rules requirements take effect

Current Rules

Rent Bidding is Banned

From this date, all forms of rent bidding are prohibited. You cannot:

  • Advertise a price range
  • Invite prospective tenants to offer more than the listed rent
  • Accept unsolicited offers above the advertised price
  • Encourage competition on price

What you must do: Advertise a single, fixed rental price. Set it at the rate you actually want.

Rent Increases Tied to Property, Not Tenancy

This is a significant change unique to Queensland. The 12-month limit on rent increases now applies to the property itself, not just the individual tenancy.

What this means: If you increase the rent in January and the tenant moves out in March, you cannot increase the rent again for a new tenant until the following January. The clock doesn't reset with a new lease.

Practical implication: Set your initial rent carefully, because you're locked in for 12 months regardless of tenant turnover.

Maximum Bond: 4 Weeks

The maximum bond you can collect is now 4 weeks' rent for all residential tenancies. This applies to houses, units, and townhouses, not just some property types.


Standardised Rental Applications

This is a big one. From 1 May 2025:

You must:

  • Use the approved RTA rental application form
  • Offer applicants at least 2 ways to submit their application
  • Ensure at least one submission method doesn't require a third-party platform or payment

You cannot:

  • Create your own application form
  • Request information not included in the approved form
  • Ask about previous legal actions taken by the applicant
  • Ask about the applicant's rental bond history

Penalties apply for using non-compliant forms or requesting prohibited information.

Property Modifications

The process for tenants requesting to make changes (like installing a fixture) has been formalised:

  • Tenants make a written request
  • You must respond in writing within 28 days
  • If you don't respond within 28 days, consent may be deemed given
  • You can only refuse on reasonable grounds

Entry Notice Requirements

The minimum notice period for entry has increased:

Entry TypeNotice Required
General inspections48 hours
Repairs48 hours (unless urgent)
Prospective tenant inspections48 hours
Valuations48 hours
Emergency/urgent repairsNo notice required
Safety checks (smoke alarms)48 hours

End-of-Tenancy Entry Limits

Once you've issued a notice to leave, access for inspections and showing the property is limited to:

  • Maximum 2 entries every 7 days
  • Unless the tenant agrees to more

This prevents the intrusive situation of constant inspections during the notice period.

Other Current Requirements

The Residential Tenancies and Rooming Accommodation Regulation 2025 is now in effect. Key points:

  • Emergency contact details are now required in the tenancy agreement
  • New lost property thresholds: $2,500 for general goods, $5,000 for moveable dwelling goods
  • Storage period for left-behind goods reduced to 2 months (was 3)

Your Obligations as a Landlord

Before the Tenancy Starts

  • Advertise at a fixed rental price (no ranges, no bidding)
  • Use the approved RTA rental application form
  • Offer at least one non-platform application method
  • Provide a condition report for the tenant to complete
  • Lodge the bond with the RTA within 10 days
  • Ensure the property complies with minimum housing standards
  • Provide required documentation (RTA information statement, etc.)

During the Tenancy

  • Keep the property in good repair
  • Respond to emergency repairs within 24 hours
  • Respond to routine repairs within a reasonable time
  • Give minimum 48 hours' notice before entry (except emergencies)
  • Only increase rent once per 12 months (property-based)
  • Respond to modification requests within 28 days
  • Respect the tenant's quiet enjoyment

At the End of the Tenancy

  • Provide a valid reason for ending the tenancy
  • Give the correct notice period
  • Conduct a final inspection and complete exit condition report
  • Lodge bond claim with evidence (if applicable)
  • Return the bond promptly if not claiming

What You Cannot Do

You Cannot:

End a tenancy without reason: Since 1 October 2022, landlords must have a valid reason to end a periodic tenancy. Valid reasons include:

  • Property sale requiring vacant possession
  • Owner or family member moving in
  • Major renovations or demolition
  • Significant breach by the tenant
  • End of employment (if housing was employment-related)

Retaliate against tenants: If a tenant exercises their legal rights (like requesting repairs), you cannot evict them in response.

Discriminate: You cannot refuse to rent based on gender, relationship status, pregnancy, parenting, age, race, or other protected attributes.

Increase rent more than once per year per property: Remember, this limit follows the property, not the tenancy.

Solicit or accept rent bids: Even if a prospective tenant offers more without prompting, you cannot accept it.

Charge more than 4 weeks' bond: The 4 weeks bond cap applies to all residential tenancies.

Use non-approved application forms: The RTA form is mandatory. No exceptions.

Ask prohibited questions: You cannot ask about bond history or legal actions in rental applications.


Rent Increases

The Rules

  • Maximum one increase per 12 months, per property
  • Minimum 2 months' written notice required
  • Notice must be in the approved RTA form
  • The increase cannot be excessive

The Property-Based Rule

This is critical for Queensland landlords:

Scenario: You increase rent in January 2026. Your tenant leaves in April 2026. You find a new tenant in May 2026.

Result: You cannot increase the rent again until January 2027. The 12-month clock runs from the last increase, regardless of tenant turnover.

Planning tip: If you expect tenant turnover, set your rent where you want it for the next 12 months. You won't be able to adjust it for a new tenant.

Notice Requirements

Your rent increase notice must:

  • Be in writing using the approved RTA form
  • Give at least 2 months' notice
  • State the current rent and new rent
  • State when the increase takes effect
  • Be given to the tenant (not just posted)

Bond Claims

The Process

  1. Conduct the exit inspection (with the tenant if possible)
  2. Compare entry and exit condition reports
  3. Calculate any legitimate claims (damage, cleaning, rent owing)
  4. Discuss with the tenant and try to agree
  5. If agreed, both parties sign the RTA bond refund form
  6. If disputed, apply to the RTA for dispute resolution

What You Need for a Successful Claim

  • Entry condition report with photos
  • Exit condition report with photos
  • Evidence of the claimed damage or issue
  • Quotes for repairs or cleaning (if applicable)
  • Comparison showing the deterioration isn't fair wear and tear

For more detail on fair wear and tear, dispute resolution, and what tribunals look for, see our guide to bond disputes in Australia.

Common Claim Issues

Cleaning: The property should be returned in a similar state of cleanliness to when the tenant moved in, allowing for fair wear and tear. Get quotes if claiming.

Damage: Document with photos comparing entry and exit. Fair wear and tear isn't claimable.

Unpaid rent: Straightforward. Calculate the amount owing and claim it.


Emergency Repairs

What Qualifies as an Emergency

  • Burst water service
  • Blocked or broken toilet
  • Serious roof leak
  • Gas leak
  • Dangerous electrical fault
  • Flooding or serious flood damage
  • Serious storm or fire damage
  • Failure or breakdown of essential services (water, gas, electricity)
  • Failure of safety device (smoke alarm, pool barrier)
  • Serious fault in lift or staircase

Your Obligations

  • Respond within 24 hours
  • Arrange repairs as quickly as possible
  • If you can't be reached, the tenant can arrange repairs up to a set amount (currently 2 weeks' rent)

Non-Emergency Repairs

For routine repairs, you must respond within a reasonable time. What's reasonable depends on the nature of the repair, but generally:

  • Acknowledge the request promptly
  • Provide a timeframe for repair
  • Complete within that timeframe

What's Coming in 2026

House Rules (1 September 2026)

The existing prescribed house rules continue to apply until 31 August 2026. From 1 September 2026, all house rules must comply with the new requirements under the 2025 Regulation.

If you have house rules in place (common for units in complexes), review them before this deadline.

Ongoing Professional Standards

Property managers face increasing professional development requirements. If you use an agent, they should be staying current with training and compliance requirements.


Common Mistakes That Cost Landlords

1. Using the Wrong Application Form

The approved RTA form is mandatory. Using an old form, a custom form, or a form from another state can result in penalties.

2. Asking Prohibited Questions

You cannot ask about bond history or previous legal disputes. Train anyone involved in tenant selection on the new rules.

3. Not Giving Enough Entry Notice

48 hours is the minimum. If you turn up with only 24 hours' notice, you may not have lawful entry rights.

4. Trying to Increase Rent Too Soon

Remember the property-based rule. Track your last increase date regardless of tenant turnover.

5. Insufficient Documentation for Bond Claims

Entry and exit condition reports with photos are essential. Without them, claims are hard to prove.

6. Ending a Tenancy Without Valid Reason

"I want to increase the rent by more than allowed" is not a valid reason. Make sure you have grounds before issuing a notice to leave.


Related Guides


Sources & Further Reading

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