Everything you need to know about being a landlord in Queensland. Get expert answers to common questions about rental laws, property management, tenant rights, and maximising your investment returns.
You can legally manage your own rental property in Queensland. However, professional property managers handle tenant screening, lease agreements, inspections, maintenance coordination, legal compliance, and rent collection. They also stay current with changing tenancy legislation. Most landlords find the time saved, stress reduction, and better tenant outcomes make property management fees worthwhile, particularly if you own multiple properties or live interstate.
Property management fees in Brisbane typically range from 6% to 10% of the weekly rent, depending on the service level and property type. Some agencies charge additional fees for lease renewals, advertising, or inspections. At Nest Connect, we provide transparent pricing with no hidden fees. Contact us for a customised fee structure based on your property.
Rent should be set based on current market conditions, comparable properties recently leased in your area, your property’s features and condition, and local tenant demand. A professional rental appraisal provides accurate pricing. Overpricing leads to longer vacancy periods, while underpricing costs you income. We provide free rental appraisals based on real market data.
Queensland landlords must provide a property that is clean, in good repair, and compliant with safety standards, including working smoke alarms. You must lodge bonds with the RTA, provide proper notice for inspections and rent increases, maintain the property in reasonable condition, respect tenant privacy, and follow correct legal processes for rent increases, lease terminations, and dispute resolution. Property managers ensure you remain compliant with all legislation.
Leasing timelines vary by location, property condition, and rental price. Well presented properties priced correctly in high demand areas typically lease within 2 to 3 weeks. Properties requiring work or priced above market can take 4 to 8 weeks or longer. Professional marketing, accurate pricing, and property presentation significantly impact leasing speed.
Negative gearing occurs when your rental property expenses (mortgage interest, property management fees, maintenance, insurance, rates) exceed your rental income. The loss can be claimed as a tax deduction against your other income, reducing your overall tax liability. This strategy suits investors seeking capital growth who can afford short term cash flow deficits. Consult your accountant for advice specific to your situation.
Professional tenant screening includes identity verification, employment verification and income assessment, rental history checks with previous agents or landlords, reference checks, national tenancy database searches, and credit checks. We assess applicants’ ability to pay rent, rental history, and overall suitability for your property. Our rigorous process helps secure reliable, quality tenants.
Yes, but you must comply with anti discrimination laws. You cannot refuse tenants based on race, religion, gender, disability, or family status. You can select based on ability to pay rent, rental history, references, and overall suitability. Property managers present qualified applications and help you make informed, legally compliant decisions.
Queensland law allows tenants to request permission for pets. Landlords cannot unreasonably refuse pets, though you can request the property be professionally cleaned and fumigated at the end of the tenancy. Many quality tenants have pets, and being pet friendly can reduce vacancy times and attract responsible long term tenants. We can include specific pet conditions in the lease agreement.
Not necessarily. It’s worth waiting for the right tenant rather than rushing. Quality tenants who pay rent on time, maintain the property well, and stay long term provide far better returns than problematic tenants who require costly intervention. Professional property managers assess all applications and recommend the most suitable tenant for your property.
Tenancy databases record tenants who have breached leases, caused property damage, or owe money to landlords. Checking these databases during screening helps identify high risk applicants. However, tenants listed must be notified and given opportunity to dispute incorrect listings. This is one component of comprehensive tenant screening.
Queensland residential tenancy agreements must include names of all tenants and landlord or agent, property address, rent amount and payment frequency, bond amount, lease start and end dates (for fixed term), special terms or conditions, smoke alarm compliance statement, and signatures. Standard REIQ forms cover all legal requirements. Property managers prepare compliant agreements.
Most residential leases are 6 or 12 months fixed term. Longer leases (2+ years) provide stability but reduce flexibility. Periodic (month to month) leases offer flexibility but less security. Fixed term leases are generally preferred as they provide guaranteed rental income for the term and attract tenants seeking stability. Your property manager can advise on the best option for your situation.
Only if the lease agreement specifically allows it and states when and how rent can be increased. Otherwise, rent increases can only occur at the end of a fixed term lease or during a periodic tenancy with proper notice.
For periodic tenancies, you must give at least 2 months notice before increasing rent. For fixed term leases transitioning to periodic, you can increase rent without waiting 6 months if proper notice is given. Rent increases must be reasonable and not more frequent than once every 6 months. Property managers handle all notice requirements correctly.
The RTA is the Queensland government body that manages rental bonds, provides dispute resolution services, and offers information about tenancy laws. All rental bonds must be lodged with the RTA within 10 days of receipt. The RTA website (rta.qld.gov.au) provides resources for both landlords and tenants.
You can, but it must comply with Queensland legislation. Most property managers use REIQ standard forms which are regularly updated to reflect current laws. Using non compliant agreements can create legal issues. Professional property managers ensure all documentation meets legislative requirements.
Queensland legislation allows routine inspections every 3 months. Regular inspections identify maintenance issues early, ensure tenants are meeting lease obligations, document property condition, and maintain landlord oversight. Most property managers conduct quarterly inspections with detailed photographic reports provided to owners.
Entry (or ingoing) inspections document the property’s condition when tenants move in. This detailed report with photos becomes the benchmark for assessing property condition at the end of the tenancy. Thorough entry inspections protect both landlords and tenants by establishing clear evidence of the starting condition.
Exit (or outgoing) inspections assess property condition when tenants vacate. The property manager compares the exit condition to the entry inspection to identify any damage beyond fair wear and tear. This inspection determines if bond deductions are warranted and what cleaning or repairs are needed before re leasing.
Fair wear and tear is deterioration from normal use over time, such as minor scuff marks on walls, worn carpet in traffic areas, faded curtains from sun exposure, or small nail holes from pictures. It does not include damage like large holes in walls, stained or burned carpets, broken fixtures, or uncleaned property. Landlords cannot claim bond for fair wear and tear.
Landlords are responsible for maintaining the property in good repair, ensuring it remains safe and habitable. This includes structural repairs, plumbing and electrical systems, appliances provided with the property, and exterior maintenance. Tenants are responsible for minor maintenance, keeping the property clean, and damage they cause beyond fair wear and tear.
Emergency repairs (serious water leaks, blocked toilets, electrical faults, gas leaks) require immediate action. Non urgent repairs should be addressed within reasonable timeframes, typically 7 to 14 days. Prompt maintenance responses keep tenants satisfied, protect your property from further damage, and demonstrate you’re a responsible landlord. Property managers coordinate all maintenance efficiently.
Tenants must request written permission before making any changes. Minor changes like installing hooks or shelves generally require permission. Major changes like painting, renovating, or installing fixtures always require written approval. You can set conditions such as professional installation or returning the property to original condition. Some modifications for disability access cannot be unreasonably refused.
This depends on your property and preferences. Small vegetable gardens are generally low risk and appeal to quality tenants. You can set conditions like maintaining garden beds properly and removing them at lease end if desired. Being flexible on reasonable requests can attract better tenants and reduce turnover.
Rent is late if not paid by the due date specified in the lease agreement. Most leases require rent to be paid in advance, typically weekly, fortnightly, or monthly. There is no grace period in Queensland tenancy law. If rent is not paid on time, the tenant is in breach of the agreement.
Professional property managers follow a strict process: contact the tenant immediately when rent is late, issue formal breach notices if payment isn’t made, attempt to arrange payment plans if appropriate, and if rent remains unpaid, begin tribunal proceedings or termination processes. Early intervention often resolves issues before they escalate. Never accept consistently late rent as normal.
No. Queensland law does not allow landlords to charge late payment fees or interest on overdue rent. However, you can issue breach notices and ultimately terminate the tenancy for non payment of rent.
Property managers typically transfer rent to your nominated bank account monthly, after deducting their management fees and any approved expenses. You receive a detailed statement showing rent received, fees charged, and maintenance costs. Some managers offer more frequent payment options.
Landlords can generally claim property management fees, council and water rates, building and contents insurance, repairs and maintenance, loan interest (not principal), depreciation on building and fixtures, advertising for tenants, and other rental related costs. Keep detailed records and receipts. Consult your accountant for advice specific to your situation.
Yes, absolutely. Landlord insurance covers loss of rental income, property damage by tenants, legal liability, and sometimes contents you provide. Standard home insurance doesn’t cover rental situations. Landlord insurance protects your investment from financial loss when things go wrong. It’s a small cost compared to potential losses.
Depreciation allows you to claim tax deductions for the decline in value of your building and fixtures over time. A quantity surveyor prepares a depreciation schedule detailing allowable deductions for items like carpet, appliances, window coverings, and the building structure. This can significantly reduce your taxable rental income. Consult your accountant about depreciation benefits.
For fixed term leases, you generally must wait until the end of the term unless the tenant breaches the agreement. For periodic tenancies, you must give 2 months notice without grounds, or shorter notice if selling the property or moving in yourself. Always follow proper notice requirements. Property managers handle all termination processes correctly.
Yes, but you must follow proper notice requirements. For periodic tenancies, you can give 2 months notice. For fixed term leases, you generally must wait until the end of the term unless there’s a specific clause allowing early termination. You can also sell with tenants in place. Speak with your property manager about the best approach for your situation.
If tenants remain after a fixed term lease ends without a new agreement, the tenancy automatically becomes periodic. If you’ve properly issued a notice to leave and they still won’t vacate, you must apply to QCAT for a termination order. Never forcibly remove tenants, change locks, or cut utilities. Property managers handle these situations through proper legal channels.
If there are no disputes, landlord and tenant complete a Form 4 (Refund of Rental Bond) agreeing how the bond should be distributed. This is submitted to the RTA who processes the refund. If there’s a dispute about bond claims, either party can lodge a dispute resolution request with the RTA. Property managers coordinate this entire process.
You can claim bond for professional cleaning if the property is not returned in a reasonably clean condition, or for damage beyond fair wear and tear. You must provide evidence (photos, quotes, receipts) supporting your claim. Claims must be reasonable and directly related to tenant damage or excessive uncleanliness. Fair wear and tear cannot be claimed.
You can pursue tenants through QCAT for costs exceeding the bond amount. You’ll need evidence of the damage, costs to repair, and proof tenants were responsible. Property managers can assist with tribunal applications. However, recovery can be difficult if tenants have no assets. This is why comprehensive tenant screening is so important.
Queensland landlords must ensure smoke alarms are installed on each level of the property, in every bedroom or within 2 metres of bedroom doors, and are photoelectric type, less than 10 years old, and compliant with Australian Standards. Landlords must test alarms and replace batteries (unless hardwired) within 30 days of the tenancy starting. Tenants must test alarms monthly and report faults immediately.
While not legally required, most rental properties include window coverings for privacy and comfort. Properties without adequate window coverings may be harder to lease and achieve lower rents. Providing quality blinds or curtains is a worthwhile investment that attracts better tenants.
If your property has a swimming pool or spa, you must have a current pool safety certificate issued within the last 2 years. The pool must have compliant fencing, gates that self close and latch, and meet all safety regulations. Pool safety certificates must be provided to tenants. This is a legal requirement that carries significant penalties for non compliance.
No, air conditioning is not a legal requirement in Queensland rental properties. However, properties with air conditioning typically lease faster and achieve higher rents, particularly in Brisbane’s climate. If air conditioning is provided and breaks down, you’re generally responsible for repairs unless tenant misuse caused the damage.
Mould issues must be addressed promptly as they can affect health and property condition. Landlords are responsible for fixing mould caused by building defects (leaks, poor ventilation, rising damp). Tenants are responsible if mould results from their lifestyle (not ventilating, drying clothes indoors without ventilation). Property managers assess the cause and coordinate appropriate action.
No. Landlords must provide proper notice before entering rental properties: 24 hours notice for routine inspections (maximum once every 3 months), 24 hours for general repairs by agreement, no notice for emergency repairs, and 7 days notice to show property to prospective buyers or tenants. Entry without proper notice or reasonable grounds breaches tenancy laws and tenant privacy rights.
Look for local market knowledge, strong communication and responsiveness, transparent fee structures, proven track record with low vacancy rates, professional tenant screening processes, regular inspection reports, established networks of quality tradespeople, and up to date knowledge of tenancy legislation. Personal service and genuine care for your investment matter more than large agency size.
Professional property managers use multiple channels including realestate.com.au and domain.com.au listings, social media marketing, professional photography and property descriptions, their existing tenant database, and local area networks. They conduct property viewings, screen applicants thoroughly, and present qualified tenants for your approval.
You should receive routine inspection reports with photos every 3 months, monthly financial statements showing rent received and expenses, entry and exit inspection reports, maintenance reports with quotes and approvals, and regular market updates on rental conditions. Good property managers keep you informed proactively rather than only when issues arise.
While legally possible, it’s not recommended when using a property manager. Direct communication can create confusion about who’s responsible for what, lead to inconsistent messaging, and undermine the property manager’s authority. All communication should go through your property manager to maintain clear processes and protect your interests.
First, communicate your concerns directly with your property manager or their supervisor. Many issues can be resolved through clear communication. If problems persist, review your management agreement terms for terminating the contract. You can change property managers, but ensure proper handover of bonds, lease agreements, and tenant information. Choose your next manager carefully.
This depends on your preferences and management agreement. Some landlords want regular updates and approval for all decisions. Others prefer minimal involvement and delegate authority for repairs up to certain amounts. Discuss your preferred level of involvement with your property manager so they understand your expectations and can manage accordingly.
This depends on your strategy and market conditions. Long term quality tenants who pay rent on time, maintain the property well, and cause no issues provide value beyond rent alone. They reduce vacancy costs, turnover expenses, and management time. Small rent concessions to retain excellent tenants can be worthwhile compared to costs of re leasing and risks of new tenants.
Consider renovating when the property’s condition affects rental returns, when upgrades would significantly increase rent, before major building defects worsen, or when preparing to sell. Focus on renovations that improve rental appeal and returns such as modern kitchens and bathrooms, fresh paint, quality flooring, and improved outdoor areas. Consult your property manager about which improvements deliver best rental returns in your area.
Strong performing investment properties have low vacancy rates with quick tenant turnover, rent that meets or exceeds market rates and increases regularly, minimal maintenance issues and tenant complaints, and quality tenants who stay long term. Your property manager should provide regular market comparisons and performance analysis.
This depends on your investment goals, current market conditions, property performance, your financial situation, and tax implications. Consider capital growth achieved, ongoing rental returns, future growth prospects for the area, your portfolio diversification, and opportunity costs. Consult your financial advisor and accountant about your specific circumstances.
Different areas suit different strategies. Northern growth corridors like North Lakes offer strong rental yields and population growth. Inner suburbs near the CBD provide capital growth with lower yields. Bayside areas like Redlands combine lifestyle appeal with steady demand. Speak with local property managers who understand specific suburb characteristics, tenant demographics, and market trends to identify opportunities matching your investment goals.
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