Everything you need to know about renting in Queensland. Get expert answers to common questions about your rights, responsibilities, bonds, lease agreements, and making your rental property feel like home.
To apply for a rental property, you’ll need to complete a tenancy application form with your personal details, employment and income information, rental history, and references. You’ll typically need to provide identification (driver’s licence or passport), proof of income (recent payslips or bank statements), and contact details for previous landlords or rental references. Some properties receive multiple applications, so having all documents ready helps your application stand out.
Property managers assess your ability to pay rent on time based on your income, your rental history with previous landlords or agents, employment stability, references from previous landlords or employers, and overall presentation of your application. Being honest, providing complete information, and demonstrating you’re a reliable tenant increases your chances of approval.
Landlords cannot unreasonably refuse pets in Queensland. If you have a pet, you must request permission and landlords can set reasonable conditions such as professional cleaning and fumigation at the end of the tenancy, additional pet bond (if permitted), or restrictions on the number or type of pets. Being upfront about pets and offering references from previous landlords about your pet’s behaviour strengthens your application.
A general guideline is that rent should not exceed 30% of your gross household income. If you earn $1,000 per week, aim for rent under $300 per week. This ensures you have sufficient income for other expenses. Consider additional costs like electricity, gas, water usage, internet, and contents insurance when budgeting for a rental property.
Being rejected is disappointing but common in competitive markets. Ask the property manager for feedback if they’re willing to provide it. Common reasons include insufficient income, poor rental references, or incomplete applications. Improve your next application by ensuring all information is complete and accurate, providing strong references, and being prompt to viewings and in submitting applications.
You can always try to negotiate, particularly if the property has been vacant for a while or if you’re offering to sign a longer lease. However, in competitive rental markets with high demand, landlords have less incentive to negotiate. If you do negotiate, be respectful and reasonable in your approach.
In Queensland, the maximum bond is generally four weeks rent. The bond must be lodged with the Residential Tenancies Authority (RTA) within 10 days of payment. You’ll receive a receipt and bond lodgement form showing your bond is securely held with the RTA. Landlords cannot hold your bond privately.
Yes, you typically pay rent in advance. Most lease agreements require rent to be paid weekly, fortnightly, or monthly in advance. Your first payment when moving in usually includes the first rent period plus the bond. Make sure you understand when rent is due and never fall behind on payments.
While legally possible, most property managers require rent to be paid by bank transfer, direct debit, or through online payment systems. These methods provide clear records of payment for both parties. Cash payments are discouraged as they’re difficult to track and prove if disputes arise.
Contact your property manager immediately if you’re having difficulty paying rent. Communication is crucial. Some managers may be willing to arrange short term payment plans if you’re generally a good tenant experiencing temporary hardship. However, non payment of rent is a serious breach that can lead to termination of your tenancy, so address issues proactively.
Only if your lease agreement specifically allows it and states when and how rent increases will occur. Otherwise, rent can only be increased at the end of a fixed term lease or during a periodic tenancy with proper notice. Rent increases must not be more frequent than once every six months.
Landlords must give you at least two months notice before increasing rent on a periodic tenancy. You can negotiate, accept the increase, or choose to end your tenancy by giving proper notice. Rent increases should reflect current market conditions and be reasonable.
To receive your full bond back, leave the property clean and in the same condition as when you moved in (allowing for fair wear and tear). Complete an exit inspection with your property manager, return all keys, and settle any outstanding bills. If there are no disputes, complete a Form 4 (Refund of Rental Bond) with the landlord or agent, and the RTA will process your refund within a few days.
If you disagree with bond claims, don’t sign the Form 4. Request dispute resolution through the RTA. The RTA offers free mediation services. If mediation doesn’t resolve the issue, either party can apply to QCAT (Queensland Civil and Administrative Tribunal). The entry inspection report is crucial evidence of the property’s condition when you moved in.
As a tenant, you must pay rent on time, keep the property reasonably clean, avoid damaging the property, report maintenance issues promptly, not disturb neighbours, follow all lease terms, and allow entry for inspections with proper notice. You’re also responsible for minor maintenance like changing light globes and cleaning gutters unless the lease states otherwise.
Fair wear and tear is normal deterioration from everyday living over time. This includes minor scuff marks on walls, worn carpet in traffic areas, faded curtains from sun exposure, small picture hook holes, or minor scratches on floors. Fair wear and tear is expected and landlords cannot claim your bond for it. However, large holes, stains, burns, or broken items beyond normal wear are considered damage.
You must ask written permission before making any changes, even minor ones like painting, installing shelves, or putting up picture hooks. Some landlords are flexible with minor changes if done professionally. Major modifications always require written approval. Some modifications for disability access cannot be unreasonably refused. Always get permission in writing before proceeding.
Yes, you can have visitors and guests. Your lease may specify rules about long term guests or additional occupants. If someone will be staying long term, inform your property manager as they may need to be added to the lease. Short term visitors don’t require approval, but be mindful of noise and neighbourhood courtesy.
Report all maintenance issues to your property manager immediately, particularly urgent repairs. Landlords are responsible for maintaining the property in good condition, fixing broken appliances, repairing plumbing and electrical issues, and addressing structural problems. Keep records of all maintenance requests and follow up if repairs aren’t completed in reasonable timeframes.
Emergency repairs are urgent issues that could cause injury, health problems, or property damage. These include burst water pipes, blocked toilets (if it’s the only one), gas leaks, dangerous electrical faults, serious roof leaks, or broken security devices. For emergencies, attempt to contact your property manager first. If you can’t reach them, arrange repairs with an approved tradesperson and keep receipts.
No, you cannot withhold rent even if repairs are outstanding. Rent must continue to be paid. If your landlord is not completing necessary repairs, contact the RTA for advice or lodge a dispute resolution application. Withholding rent puts you in breach of your lease and can lead to termination of your tenancy.
Landlords or property managers must give you at least 24 hours notice for routine inspections, which can occur a maximum of once every three months. They must provide 24 hours notice for general repairs, seven days notice if showing the property to prospective buyers or tenants, and no notice is required for emergency repairs. Entry times should be between 8am and 6pm on weekdays or 9am and 6pm on weekends unless otherwise agreed.
A fixed term lease has a specific end date (commonly six or 12 months). You’re committed to staying for that period unless you break the lease. A periodic lease continues month to month or week to week after a fixed term ends or from the start of the tenancy. Periodic leases offer more flexibility but less security, as landlords can end them with two months notice.
Breaking a fixed term lease early usually means you’re responsible for rent until a new tenant is found or until the lease end date, whichever comes first. You may also pay advertising costs to find a replacement tenant. Some circumstances like domestic violence, uninhabitable property, or job relocation may provide grounds for early termination. Speak with your property manager about your situation.
As your fixed term approaches its end, your landlord may offer a new fixed term lease, allow it to become periodic (continuing month to month), or issue a notice to leave. If nothing is agreed, the tenancy automatically becomes periodic. Most property managers contact tenants several weeks before the lease ends to discuss intentions.
You need written permission from your landlord to sublet the property or transfer your lease to another person. Landlords cannot unreasonably refuse but can reject unsuitable proposed tenants. You remain responsible for the property and rent if subletting unless the landlord agrees to release you from the lease.
A condition report (or entry inspection) documents the property’s condition when you move in. You should receive two copies within three days of moving in. Complete your own copy noting any existing damage, marks, or issues, add photos if possible, and return one copy to your property manager within three days. This report protects you from being blamed for pre existing damage when you move out.
This depends on whether the property is individually metered and water efficient. If the property meets water efficiency requirements and has individual metering, you typically pay for water usage above a certain amount. You don’t pay for water supply charges or infrastructure costs. Your lease will specify if you’re responsible for water usage.
Some landlords allow tenants to have small vegetable gardens. You must request permission and may be required to remove the garden and return the area to its original condition when you leave. Raised garden beds are often easier to remove than in ground gardens. Being a responsible tenant who maintains gardens well increases chances of approval.
Yes, you can arrange internet and pay TV services. Most installations don’t require landlord permission if they don’t damage the property. However, if installation requires drilling, mounting equipment on walls, or making permanent changes, you must request permission. Many modern properties have existing connection points requiring no additional installation.
You must request permission before installing security cameras. Landlords cannot unreasonably refuse cameras that enhance property security, particularly if installations are non invasive. Consider wireless cameras that don’t require drilling. Any cameras must not invade neighbours’ privacy by recording their properties.
You need permission before painting. Some landlords allow tenants to paint with conditions like professional painting, neutral colours, or repainting to original colours when leaving. Removable decorations like wall decals, temporary hooks, or freestanding furniture don’t usually require permission as they don’t damage walls.
While not illegal, many leases prohibit smoking inside rental properties due to odour and damage concerns. Smoke odours can be difficult and expensive to remove. If your lease prohibits smoking indoors, you could be charged cleaning costs at the end of your tenancy. Check your lease terms and respect any smoking restrictions.
Small home based businesses like online shops, tutoring, or administrative work are usually fine. Businesses that involve customers visiting, signage, storing large amounts of stock, or using the property as a registered business address may require landlord permission. Check your lease terms and local council regulations about home businesses.
Try speaking with your neighbours politely first, as they may not realise they’re being too loud. If direct communication doesn’t work, inform your property manager who can speak with the neighbour or their landlord. For serious noise issues, particularly late at night, you can also contact your local council or police non emergency line.
Landlords and property managers must respect your right to quiet enjoyment of the property. They cannot harass you, enter without proper notice (except emergencies), or interfere with your reasonable peace and comfort. If you’re experiencing harassment, document all incidents, communicate your concerns in writing, and contact the RTA for advice or assistance.
For fixed term leases, you generally must wait until the end of the term unless you break the lease early (which may cost you). For periodic tenancies, you must give at least two weeks notice if you pay rent weekly, or one month notice if you pay rent monthly. Notice must be in writing using the proper forms.
Leaving before your fixed term ends means breaking the lease. You’re responsible for rent until a new tenant is found or until the lease end date, whichever comes first. You may also pay reasonable advertising costs. Speak with your property manager as soon as possible. They’ll work to find a replacement tenant quickly to minimise your costs.
Landlords can issue notices to leave for specific reasons including not paying rent, breaching the lease agreement, illegal activities, or at the end of a fixed term lease. For periodic tenancies, landlords can issue two months notice without grounds, or shorter notice if selling the property or moving in themselves. All notices must follow proper legal procedures.
Before moving out, clean the property thoroughly (some tenants hire professional cleaners), remove all your belongings and rubbish, mow lawns and tidy gardens, replace any broken items you’re responsible for, organise a final inspection with your property manager, return all keys and remotes, disconnect utilities or transfer them to the landlord, and take photos of the clean property.
If there are no disputes and both parties agree on the bond refund amount, the RTA typically processes refunds within two to three business days of receiving the signed Form 4. If there’s a dispute, resolution can take several weeks depending on whether mediation or tribunal proceedings are required.
Generally no. Any improvements or additions you make to the property become part of the property unless you had written agreement otherwise. This includes things like ceiling fans, light fittings, gardens, or renovations. Always clarify in writing before making improvements whether you can remove them or will be compensated.
First, try to resolve issues directly through clear communication, preferably in writing. If direct communication doesn’t work, contact the RTA for free dispute resolution services. The RTA offers mediation between tenants and landlords. If mediation fails, either party can apply to QCAT for a formal hearing and binding decision.
QCAT (Queensland Civil and Administrative Tribunal) is an independent tribunal that resolves disputes between tenants and landlords when negotiation and mediation have failed. You might need QCAT for disputes about bond claims, repairs that aren’t being done, excessive rent increases, or lease terminations. QCAT makes legally binding decisions based on evidence presented.
No, landlords must follow proper legal processes to end a tenancy. Even for serious breaches, proper notice periods and forms must be used. If you receive a notice to leave, it must state the reason and give you appropriate time. Never ignore legal notices. Seek advice from the RTA or a tenancy advocate if you receive a notice to leave.
If the property becomes seriously damaged or uninhabitable through no fault of yours (fire, flood, storm damage), you may be entitled to end the lease without penalty, receive rent reduction while repairs occur, or receive compensation. Contact your property manager immediately and document the damage with photos. The RTA can advise on your specific rights.
No, discrimination based on race, religion, gender, disability, family status, or sexuality is illegal. However, landlords can refuse applications based on ability to pay rent, rental history, or other legitimate rental criteria. If you believe you’ve been discriminated against, contact the Queensland Human Rights Commission or seek legal advice.
The RTA (Residential Tenancies Authority) provides free information and advice to both tenants and landlords. Their website (rta.qld.gov.au) has comprehensive resources, fact sheets, and forms. You can also call them for advice. Community legal centres and tenant advocacy services offer free assistance with tenancy issues and disputes.
During inspections, check water pressure and hot water in taps and showers, test all light switches and power points, inspect windows and doors for security and seals, check appliances if included (oven, dishwasher, air conditioning), look for signs of mould or dampness, test smoke alarms, check mobile phone reception, assess natural light and ventilation, and note any maintenance issues or damage.
Take detailed photos or videos of every room, including walls, floors, windows, appliances, and any existing damage or marks. Photo dates prove the condition when you moved in. Complete the condition report thoroughly, noting everything no matter how minor. Keep copies of all documents including the lease, condition report, bond receipt, and communications with your property manager.
You’ll typically need to connect electricity, gas (if applicable), water (though this may remain in the landlord’s name), internet, and contents insurance. Contact providers before moving in to ensure services are connected on your moving day. Take meter readings when you move in to ensure you’re only charged for your usage.
Yes, strongly recommended. Landlord insurance only covers the building and their contents, not your belongings. Contents insurance (also called renters insurance) is inexpensive and protects your furniture, electronics, clothes, and personal items from theft, fire, or damage. Many people underestimate the replacement value of their possessions.
Keep copies of your lease agreement, all condition reports and photos, bond lodgement receipt, all written communications with your property manager or landlord, records of all rent payments, maintenance request confirmations, and receipts for any repairs you’ve paid for. Digital copies stored securely ensure you have evidence if disputes arise.
Residential Tenancies Authority (RTA)
The RTA manages bonds, provides dispute resolution, and offers free information about renting in Queensland.
Queensland Civil and Administrative Tribunal (QCAT)
QCAT resolves tenancy disputes when mediation hasn’t worked.
Tenants Queensland
Free advice service for Queensland tenants with tenancy questions or problems.
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