Understanding QLD Rental Laws: What Landlords Need to Know in 2026

Estimated reading time: 24 minutes

In this landlord guide, we cover every key change to QLD rental laws since 2022, what they mean for property management in Brisbane and across Queensland, and the practical steps North Brisbane landlords can take to protect their investment properties and stay fully compliant.

What Do Landlords Need to Know to Protect Their Investments?

Since 2022, QLD rental laws have undergone a significant overhaul, impacting landlords, property managers, and tenants alike. These changes, aimed at strengthening tenants’ rights, have led to increased responsibilities for landlords and property managers, as well as a rise in disputes and legal proceedings. Understanding these legislative shifts is crucial for landlords seeking to protect their investments and navigate the evolving property management landscape effectively.

QLD Rental Law Changes Since 2022

These sweeping reforms have shifted the balance heavily in favour of tenants, resulting in more disputes, increased workload, and legal complexities for landlords managing rental properties across Queensland. No landlord wants to face costly legal battles or court costs, which can easily reach thousands of dollars. Effective property management has never been more important or more complex.

To help you adapt to these changes, Affinity Property has conducted an in-depth analysis of how the new laws are affecting Queensland tenancies. Based on this, we’ve identified practical, actionable steps landlords can take to protect their properties and safeguard their legal and financial interests. Our property management service handles this compliance for you, protecting your investment properties and ensuring full compliance with Queensland’s evolving rental legislation.

Non-compliance with rental law changes can impose high costs on you as the landlord: Penalties are set in penalty units (currently $172.70 each). Increasing the rent too soon can cost up to $8,635. If you feel that your current property manager has not walked you through changes, or is at risk of leaving you non-compliant, you can easily change property managers to Affinity Property and we will ensure your compliance with all QLD rental laws.

QLD Rental Law Changes: Timeline for Landlords (2022-2026)

Queensland has introduced several major rental law reforms since 2022. Here is a summary of every major change, from pets and repair orders in 2022 through to the September 2026 rooming accommodation changes.

Date	Legislation / Reform	Key Impact for Landlords
1 Oct 2022	Housing Legislation Amendment Act 2021 – Stage 1 (part 2)	Framework for renting with pets; more approved reasons for ending a tenancy; repair orders introduced
1 Jul 2023	Local Government Electoral and Other Legislation (Expenditure Caps) Amendment Act 2023	Rent increases limited to once every 12 months per tenancy (previously 6 months), for new and existing tenancies
1 Sep 2023	Housing Legislation Amendment Act 2021 – Minimum housing standards (new tenancies)	Minimum housing standards apply to new and renewed tenancies
6 Jun 2024	Residential Tenancies and Rooming Accommodation and Other Legislation Amendment Act 2024 – Commencement	12-month rent increase limit now attached to the property, not the tenancy; rent bidding banned and fixed-price advertising required; limits on rent in advance; evidence of last rent increase; QCAT undue-hardship applications
1 Sep 2024	Housing Legislation Amendment Act 2021 – Minimum housing standards (all tenancies)	Minimum housing standards apply to all remaining tenancies
30 Sep 2024	RTRA and Other Legislation Amendment Act 2024 – Stage 1	New re-letting cost calculation; two rent payment methods must be offered; utility bill timeframes; maximum bond of 4 weeks’ rent; supporting evidence for bond claims within 14 days
1 May 2025	RTRA and Other Legislation Amendment Act 2024 – Stage 2	48-hour entry notice; no more than 2 entries per 7 days after a notice to leave; standard application forms (Form 22/R22) and limits on information collected; fixtures and structural change requests answered within 28 days; disclosure of payment-method benefits
1 Sep 2025	Residential Tenancies and Rooming Accommodation Regulation 2025	Replaced the 2009 Regulation with no major new obligations; updated prescribed forms (18a, 18b, R18); higher goods-left-behind values for rooming accommodation ($250 / $900)
1 Sep 2026	RTRA Regulation 2025 – End of house rules transition	The 2009 prescribed rooming accommodation house rules ended on 31 Aug 2026; the 2025 Regulation’s house rules now apply

1. Minimum Housing Standards & How They Impact Landlords

One of the most significant legislative updates is the introduction of Minimum Housing Standards. These standards give tenants new grounds to end leases and raise breach claims against landlords if the property isn’t in good repair or doesn’t meet minimum safety and health criteria.

What are the standards?
The property must:

What can landlords do?
Proactively ensuring compliance is the best strategy. Conduct a thorough property audit covering electrical fittings, plumbing, locks, window coverings, and safety features. For older properties, the RTA (Residential Tenancies Authority) adopts a practical approach, accepting fixtures that are safe and functional, even if outdated.

Tip: Use the new standards as an opportunity to upgrade your property, which can lead to higher rent and improved tax depreciation benefits.

2. Repair Orders & How to Avoid Legal Disputes

What is a repair order?
A repair order is an official directive from QCAT (Queensland Civil & Administrative Tribunal – which is a division of the Queensland Magistrates Court) requiring a landlord to address routine or emergency repairs. These orders remain in effect even after the lease ends or the property changes hands.

Routine vs. Emergency Repairs:
Emergency repairs include issues like burst water pipes, gas leaks, electrical faults, flooding, storm damage, or any hazards that make the property unsafe or insecure.

How can landlords avoid repair orders?

Being proactive and maintaining your property diligently is key to avoiding costly disputes and legal consequences.

3. Handling Pets in Rental Properties

The legislation now requires landlords to reasonably consider tenants’ requests to keep pets, even if the tenant didn’t have a pet at the start of the lease. Tenants must seek the landlord’s consent, and refusal of a pet request must be based on specific, reasonable grounds.

Important Points:

Tip: Create a comprehensive Pet Agreement outlining responsibilities, maintenance, and pet-specific conditions. This approach minimises disputes and clarifies expectations. More than 60% of tenants have pets. Accepting pets opens the door to more tenants, higher occupancy, and potentially higher rent.

4. Rent Increase Restrictions & Compliance

Rent increases are now limited to once every 12 months and must be clearly documented in the tenancy agreement, including the date of the last increase.

What should landlords do?

Adhering to these rules protects against legal challenges and ensures transparent, fair rent management.

Penalties for Non-Compliance

Breaching Queensland’s rent increase rules is a criminal offence under the Residential Tenancies and Rooming Accommodation Act 2008. Landlords and property managers should be aware of the following maximum penalty units:

Offence	Max Penalty Units	Approx. Fine (2026)
Increasing rent more than once in 12 months	50 units	~$8,635
Failing to state the date of last rent increase in a tenancy agreement	40 units	~$6,908
Failing to provide written evidence of last increase within 14 days of request	20 units	~$3,454

Note: Penalty unit values are adjusted annually on 1 July by the Queensland Government. Figures above are approximate as at 1 July 2026.

Affinity Property manages all rent increase notices, repair order deadlines, and bond evidence for our landlords. See how our property management service keeps you compliant.

Can a Landlord Apply to Increase Rent Within 12 Months?

Yes, but only through a formal QCAT application. A landlord or property manager can apply to the Queensland Civil and Administrative Tribunal (QCAT) to increase rent within the standard 12-month window if they can demonstrate that not doing so would cause them undue hardship. The tribunal must consider any submission from the tenant about affordability and their ability to continue paying rent. This pathway is rarely granted and requires genuine evidence of financial hardship, it is not a routine option.

Tip: Conduct a thorough rental appraisal before each tenancy and build rent review provisions into the tenancy agreement. If your costs have risen significantly, consult your property manager about the QCAT hardship process before assuming a mid-year increase is unavailable.

5. Evidence of Last Rent Increase: What Landlords Need to Know

A tenant can request written evidence of the date of the last rent increase, and this information must be provided within 14 days. This requirement does not apply if the property was purchased within 12 months of the lease start date, and the landlord or property manager lacks this information.

Landlord Action:

• The date of the notice of rent increase (which must be given at least 60 days in advance)
• The date the rent was increased
• The start date of the new lease with the adjusted rent

Proper documentation not only ensures transparency but also protects you against disputes or legal challenges.

6. Selling or Buying Property? Ensure You Check the Last Rent Increase Date

Disclosures for sellers:

Sellers must disclose the last rent increase date and whether a tenancy agreement has been active within the past 12 months, even if the property is being sold vacant.

For investor buyers:

Tip: Before selling, assess whether a rent increase aligns with your objectives. A long-term lease with below-market rent might deter potential buyers, especially owner-occupiers. Engage a knowledgeable real estate agent who understands rental legislation, as well as the impact of rental yield on sale price. Proper analysis will help you maximise your sale price.

7. Re-letting Costs: How Much Are Tenants Required To Pay?

Re-letting costs are calculated based on the remaining term of the lease and whether the agreement is longer or shorter than three years. These costs can be up to 4 weeks’ rent and are governed by RTA guidelines.

Important:
Re-letting costs do not include unpaid rent, service charges (water or gas), or damages for which the tenant is responsible. It’s essential to include clear terms in your lease stating:

Tip: If a tenant ends a fixed-term lease early without grounds, they might be liable for compensation, depending on the lease terms.

8. Tenants’ Rights to Terminate Lease Due to Domestic and Family Violence

Since October 2021, Queensland law has allowed a tenant experiencing domestic and family violence to leave a tenancy quickly and safely. Landlords and property managers have strict obligations when this happens, and penalties apply for getting them wrong.

How it works:

• a protection order or temporary protection order
• a police protection direction (accepted from 1 January 2026)
• a Domestic and Family Violence Report completed by an authorised professional

What the departing tenant is not responsible for

A sole tenant remains responsible for other breaches, such as rent arrears, cleaning, or damage not caused by the violence. These can be claimed against the bond in the usual way.

The bond
The tenant can apply for a refund of their bond contribution using Form 4a. If you disagree with the amount, the RTA will send you a Notice of Claim, and you have 14 days to dispute it and provide supporting evidence.

Your obligations as landlord or property manager

When	What you must do
Within 7 days of receiving the notice	Tell the tenant whether you accept the notice, or intend to apply to QCAT to have it set aside (only if the notice doesn’t meet the legal requirements). Also tell them that remaining tenants will be notified, and when.
At least 7 days (and no more than 14 days) after the tenant’s interest ends	Give any remaining tenants a Continuing Interest Notice. It may only say that the tenant’s interest has ended, that the agreement continues, and any bond top-up required, with at least one month to pay.
At all times	Keep the evidence and the tenant’s information confidential. Don’t share anything about the departing tenant with remaining tenants before the waiting period ends, or beyond what’s in the notice.

What you can’t do

Landlord Action:

Tip: These situations are sensitive and time-critical, and mistakes can attract penalties. Affinity Property’s property managers handle Form 20 notices confidentially and within the legal timeframes, protecting both your tenant and your investment.

9. Maximum Rent in Advance: What You Need to Comply

A landlord cannot accept more than two weeks’ rent in advance for periodic tenancies or one month for fixed-term leases at the start of a tenancy, regardless of the tenant’s offers. Tenants may negotiate higher payments later, but initial payments are capped.

Accepting or engaging in rent bidding—offering or accepting rent above the advertised rate—is prohibited under Queensland law.

Tip: Clearly advise tenants that they can only pay the maximum allowable rent upfront, and any additional payments must be made after the initial period.

10. Rent Bidding Is Now Illegal

What to Do:

11. Utility Expense Reimbursements: What Landlords Should Know

Tenants are entitled to receipts of utility bills within four weeks of the bill date. If not provided, tenants are not obliged to pay.

Action:

12. Method of Rent Payment: How to Set Up Efficient Payments

Tenants must be offered two methods to pay rent, including at least one that is cost-effective and accessible.

Best Practice:

13. Entry Notice Period & Frequency: New Requirements

The minimum notice period for most property entries has increased from 24 hours to 48 hours. Landlords must adhere to this rule when providing notices to tenants, ensuring proper communication and compliance throughout the property management process.

Entry Frequency Limits After Notice to Leave

From 1 May 2025, a new entry frequency cap applies once a notice to leave or notice of intention to leave has been issued. During this end-of-tenancy period:

• Property managers and landlords may enter the property no more than 2 times per 7-day period, unless the tenant consents to additional entries.
• The cap applies to all lawful entry reasons (inspections, open homes, maintenance, etc.) taken together.
• Entry for emergency repairs is not subject to the frequency limit.

This change was introduced to protect tenants’ quiet enjoyment during what can be a stressful relocation period. Breaching the frequency limit is an offence under the Residential Tenancies and Rooming Accommodation Act 2008.

Practical impact for landlords: If you are selling a tenanted property or re-letting at the end of the lease, plan open homes and maintenance visits carefully. Coordinate all access needs through your property manager to avoid breaching the 2-per-7-days limit. Tenant consent can be obtained in writing to allow additional entries if needed.

Tip: Use the property entry as an opportunity to complete multiple tasks, thereby reducing the need to revisit the property unnecessarily.

14. Rental Application Process: What Landlords Need to Know

The application process for residential tenancies has been regulated and places new restrictions on the types and volume of information that can be requested from an applicant. All applications must now be submitted using legislated standard forms:

Landlord and Property Manager Responsibilities:

• Name, contact details
• Rental history
• Employment and income details
• Details of the previous tenancy agreements
• Number of residents, their ages
• Vehicle and pet information

The Importance Of Thorough Background Checks:
Given the restrictions on information collection, conducting comprehensive background checks, including national tenancy default databases and credit reports, is more important than ever before to mitigate risks.

Tip: The dominant third-party platform used for processing tenancy applications is Ignite, owned by realestate.com.au. While this platform offers a consolidated portal, it’s crucial that your property manager also has an independent application process that complies with legislation.

15. Privacy and Data Handling Obligations: Respect and Protect Tenant Privacy

The new laws impose strict limitations on how landlords and property managers collect, store, and dispose of tenant data. The core principle is respect for tenant privacy.

What Landlords and Managers Should Do:

Legal Consequences:
Interfering with a tenant’s quiet enjoyment can lead to fines. Recently, a property owner was fined $3,000 for privacy breaches. Under the Australian Privacy Act, breaches can attract fines up to $50 million for corporations and $2.5 million for individuals.

Tip: Many landlords prefer to communicate through their property managers, creating a privacy buffer that helps maintain professional boundaries and reduces direct contact with tenants, especially when handling delicate issues.

16. Tenant Requests for Fixtures and Structural Changes: New Procedures from 1 May 2025

From 1 May 2025, tenants wishing to modify or alter fixtures or structures must submit a prescribed form. Landlords are required to respond within 28 days, either accepting or refusing the request. Refusals must not be unreasonable.

What Landlords Should Do:

Handling Requests:
While tenants can request modifications, landlords should evaluate each case carefully, balancing tenant needs with property integrity. Any refusal should be justified and documented.

17. Rental Bonds: New Rules for Claims and Disputes

The rental bond rules were updated on 30 September 2024; landlords must now substantiate any claim on the rental bond by providing supporting evidence within 14 days of lodging a claim or dispute.

Bond Disputes:
If a bond dispute is dismissed or withdrawn in QCAT, the RTA will release the bond following the original decision.

Landlord Action:

Goods Left Behind: What Landlords Must Do

When a tenant moves out and leaves belongings behind, you can’t simply throw them out or keep them to cover unpaid rent. Queensland law sets out a process, and what you must do depends on the type of tenancy and the total value of everything left behind.

Before you act: the tenancy agreement must have ended, and you must reasonably believe the goods have been abandoned.

General tenancies (houses, units and townhouses)

Situation	What you can do
Total value of all goods is under $2,500	Sell or dispose of the goods straight away
Storage would be unhealthy or unsafe, would destroy most of the goods’ value, or would cost more than the goods would sell for	Sell or dispose of the goods straight away, whatever their value
Total value is $2,500 or more	Store the goods for 1 month, then sell them at public auction

The threshold applies to the combined value. For example, a $3,000 car and a $500 chair left together must both be stored for a month.

Selling at auction: place a notice in a newspaper circulating in the area. It must describe the goods and give the day, time and place of the auction, at least 7 days after the notice is published. You can deduct removal, storage and sale costs from the proceeds. The balance must be paid to the Public Trustee within 10 days of the sale.

Contacting the former tenant: you must make reasonable efforts to contact them before disposing of or selling anything, such as:

• phone or text message
• email or a private social media message
• the emergency contact on the tenancy agreement
• a notice in an online newspaper for the area where they live or lived

Personal documents and money: items such as birth certificates, original photographs and cash must be returned to the tenant. If you can’t reach them, give these to the Public Trustee within 7 days of the tenancy ending. Passports, Medicare cards, driver licences and bank cards go back to the organisation that issued them.

If the tenant wants their goods back: they must ask in writing, and you can charge reasonable removal and storage costs before releasing the goods. You must not withhold or seize goods to cover unpaid rent, cleaning or damage. Claim those costs against the bond or through QCAT.

Rooming accommodation (from 1 September 2025)
Under the 2025 Regulation, goods can be disposed of if they are perishable, unhealthy to store, or worth less than $250 in total. Everything else must be stored for 28 days. After that, goods worth less than $900 can be donated to charity and goods worth $900 or more can be sold. These values replaced the old 2009 amounts of $150 and $600. Check with the RTA which values apply to agreements that started or ended around 1 September 2025.

Moveable dwellings: Caravans and their contents must be stored for 2 months. For site-only tenancies, the threshold is $5,000, and goods above it must be stored for 2 months.

Landlord Action:

• Photograph and list everything left behind at the final inspection.
• Estimate the value using online listings or second-hand dealer quotes, and keep that evidence.
• Record every attempt to contact the former tenant: date, method and outcome.
• Never keep goods in place of rent owed; claim through the bond or QCAT instead.
• Diarise the Public Trustee deadlines: 7 days for documents and money, 10 days for auction proceeds.

Tip: Getting this process wrong can lead to a claim for wrongful disposal. Affinity Property’s property managers follow the prescribed process for every vacate, including valuation, contact attempts and Public Trustee lodgements, so you’re protected.

18. Payment Method Disclosure & Updated Tenancy Forms: What Changed in 2025

Two compliance obligations that took effect in 2025 apply to every Queensland tenancy and carry financial penalties for non-compliance.

Disclosing Payment Method Benefits

From 1 May 2025, if a property manager or owner receives any financial benefit from a tenant using a particular rent payment method (for example, a referral fee or commission from a payment platform), they must disclose this in writing before the tenant uses that method. Non-compliance carries a maximum penalty of 20 penalty units (approximately $3,454 as at 1 July 2026).

What landlords should do: If your property manager uses a third-party payment platform, ask them to confirm that any financial arrangements with that platform have been properly disclosed to tenants. This is a straightforward compliance step that is easy to overlook.

Updated Tenancy Agreement Forms (RTRA Regulation 2025)

The Residential Tenancies and Rooming Accommodation Regulation 2009 was replaced by the Residential Tenancies and Rooming Accommodation Regulation 2025, which commenced on 1 September 2025. This update did not introduce new obligations but replaced the prescribed tenancy agreement forms. The following forms are now mandatory:

• Form 18a — General Tenancy Agreement (updated September 2025)
• Form 18b — Moveable Dwelling Tenancy Agreement (updated September 2025)
• Form R18 — Rooming Accommodation Agreement (updated September 2025)

Using an outdated version of these forms is a breach of tenancy laws and may result in an unenforceable agreement or penalties. Always download the latest version from the RTA website or via your property management platform.

Rooming accommodation house rules (in effect from 1 September 2026): The prescribed house rules under Schedule 5 of the 2009 Regulation expired on 31 August 2026. All rooming accommodation (boarding houses and units with shared facilities) must now use house rules that comply with the 2025 Regulation. If you haven’t updated your house rules yet, do it now; Affinity Property can review them for you.

Stay Ahead of QLD Rental Laws — Protect Your Investment with Expert Property Management Services

QLD rental laws have undergone massive changes since 2022. It has never been harder to own an investment property. However, with proactive property management, thorough record-keeping, and sensible compliance, you can turn these legislative updates into opportunities to enhance your property’s value, reduce disputes, and strengthen tenant relationships.

Need Expert Property Management in North Brisbane or Moreton Bay?

If you are searching for expert property management near me in the North Brisbane or Moreton Bay region, Affinity Property is the trusted local choice.  At Affinity Property, our North Brisbane property managers and rental management specialists provide tailored advice, comprehensive property management services, and ensure your full compliance with all current QLD rental laws.

Whether your investment property is in Kallangur, Petrie, Griffin, Caboolture, Dakabin, Morayfield, Murrumba Downs, Warner, Burpengary, Narangba or anywhere else in the Moreton Bay region, our property managers specialise in tailored advice, comprehensive property management, and ensuring your compliance with all current laws. We are here to help you navigate the complex QLD rental property landscape confidently, so you can focus on growing your investment returns.

Contact us today for help with your investment property on 07 3293 9100 or via the Contact Us form on our website.

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