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

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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.

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What Do Landlords Need to Know to Protect Their Investments?

  • Stricter Rules for Ending Tenancies
  • Limitations on Rental Increases
  • Expanded Tenants’ Rights
  • Increased Landlord Obligations Regarding Property Maintenance
  • Reduced Tenant Responsibilities When Ending Tenancies
  • Increased Powers For Tenants To Enforce Repair Orders & Request Property Modifications

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 rental real estate 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.

Want more details before you commit? Read our full property management proposal for more information on the services we offer.

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

Queensland has introduced more rental law reforms than any other state since 2022. Here is a summary of every major change, from minimum housing standards through to the upcoming September 2026 rooming accommodation deadline.

DateLegislation / ReformKey Impact for Landlords
1 Sep 2022Housing Legislation Amendment Act 2021 — Phase 1Minimum housing standards introduced for new leases
1 Sep 2023Housing Legislation Amendment Act 2021 — Phase 2Minimum housing standards apply to all tenancies
1 Jul 2023RTRA Amendment Act 2024 (early commencement)Rent increases are limited to once per 12 months per tenancy
6 Jun 2024RTRA Amendment Act 2024 — CommencementRent increase frequency limit attached to the property (not the tenancy). Rent bidding banned outright.
30 Sep 2024Proclamation Part 1Bond evidence rules tightened; re-letting cost formula updated; 2-payment-method obligation; utility bill 4-week rule
1 May 2025Proclamation Part 248-hour entry notice; entry frequency cap (2 entries/7 days post-notice to leave); standardised Form 22 applications; privacy/data rules; fixtures request process; payment benefit disclosure
1 Sep 2025RTRA Regulation 2025The 2009 Regulation was replaced. Updated Forms 18a, 18b, R18 mandatory. Goods left behind thresholds updated.
1 Sep 2026RTRA Regulation 2025 — Phase 2ALL rooming accommodation house rules must comply with new requirements under the 2025 Regulation (current rules expire 31 Aug 2026)

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:

  • Be in good repair, with fixtures and fittings that are safe and functional
  • Have functioning locks on all external doors and windows accessible without a ladder
  • Be free from vermin, damp, and mould (not caused by tenants)
  • Have adequate plumbing, drainage, and hot/cold water suitable for drinking
  • Include privacy window coverings (e.g., curtains in bedrooms)
  • Have a functional bathroom with a flushable toilet connected to a sewer or septic system
  • Have a kitchen with a working cooktop (if provided)

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.

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?

  • Address urgent safety issues promptly with licensed professionals (electricians, plumbers, gasfitters).
  • Obtain compliance certificates for electrical, water, and gas safety.
  • Regularly check and maintain smoke alarms, fire safety equipment, and essential services.
  • Conduct routine inspections to identify potential hazards early

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:

  • Damage caused by pets is no longer considered ‘fair wear and tear’ — landlords can seek compensation
  • Approval for pets can be granted with reasonable conditions, such as fencing or cleaning requirements.
  • Landlords can refuse requests based on safety, property damage potential, or existing property features (e.g., polished floors, curtains vulnerable to damage).

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?

  • Review and reconcile recent rent payments with the lease agreement and the tenant ledger.
  • Keep detailed records of rent increases and payments.
  • Ensure all rent increase notices comply with the legislation to avoid disputes.

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:

OffenceMax Penalty UnitsApprox. Fine (2026)
Increasing rent more than once in 12 months50 units~$8,345
Failing to state the date of last rent increase in a tenancy agreement40 units~$6,676
Failing to provide written evidence of last increase within 14 days of request20 units~$3,338

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

  • Maintain meticulous records of all rent increases, including:
  • 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:

  • They can only increase rent on a property once within 12 months, regardless of how long the property has been vacant or the number of tenancies since purchase.
  • If a tenant or buyer raises concerns about compliance, they can request dispute resolution through the RTA, which could incur costs.

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:

  • If a tenant breaks the lease, rent is payable until they vacate and return keys, and the property is restored to its original condition.
  • When vacating, tenants must settle all dues, including cleaning, repairs, and any other costs, with receipts provided.

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 Violence

Legislation now provides protections for victims of domestic violence. Tenants can terminate leases immediately with minimal financial penalty and claim their full bond back. If the bond is solely in the name of the victim of domestic violence, the landlord cannot claim the bond for property damage caused by the tenant.

Landlord Action:

  • Conduct thorough tenant screening, including background checks and tenancy database searches, to assess risk.
  • Request police reports or documentation to verify claims, especially if domestic violence is suspected.
  • Take out Rental Protection / Landlord Insurance to cover risks such as:
  • Loss of rent
  • Malicious or negligent damage
  • Property damage

The perpetrator of domestic violence cannot claim their full bond and walk away from financial obligations associated with their lease.

Tip: Landlord protection policies are relatively cheap when they are taken out alongside property insurance. For as little as $375 per year, you can safeguard your property and rest easy knowing that your property is protected against such risks.

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:

  • Conduct a detailed rental appraisal before advertising.
  • Focus on attracting quality tenants who seek stability rather than just the highest rent.
  • Remember, a higher rent from transient tenants (like share households) might lead to increased turnover and higher maintenance costs, potentially outweighing the extra income.

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:

  • Arrange to receive utility bills promptly and forward or address them to tenants within the required timeframe
  • This simple step ensures you can recover costs efficiently and avoid disputes.

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:

  • Set up direct bank transfer or automatic deductions from the tenant’s salary, ensuring a clear electronic trail.
  • These methods simplify reconciliation, reduce errors, and provide clear proof of payment.

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:

  • Form 22 for general tenancies
  • Form R22 for rooming accommodation

Landlord and Property Manager Responsibilities:

  • Provide at least two application methods, including one that doesn’t rely solely on third-party platforms or restricts applicants.
  • Follow new guidelines that limit the information that can be requested from applicants, focusing on relevant data such as:
  • 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:

  • Handle all tenant data responsibly, ensuring confidentiality and security.
  • Avoid unnecessary or intrusive inquiries—only request information relevant to the tenancy.
  • If privacy is breached, tenants may issue a Notice to Remedy Breach—a formal request to comply with privacy laws.

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:

  • To manage expectations, include a clause in the original lease stating: “The tenant accepts the property as is and does not require modifications.”
  • When letting a property, document any known issues with fixtures or structures, especially within the first three months of tenancy, to avoid misunderstandings.

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

For Queensland landlords and anyone using a property management service in Brisbane or across the Moreton Bay region, minimum housing standards represent the most operationally significant change introduced since 2022. 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:

  • Keep detailed records of rent payments, damages, cleaning, and any costs claimed against the bond.
  • Act swiftly to gather and submit evidence when making a bond claim or defending one.
  • Use supporting documentation such as photos, receipts, and invoices to protect your financial interests.

Goods Left Behind: Updated Value Thresholds (from 1 September 2025)

When a tenant vacates and leaves personal property behind, landlords must follow a prescribed process before disposing of or selling the items. From 1 September 2025, the value thresholds under the RTRA Regulation 2025 were updated:

CategoryOld Threshold (to 31 Aug 2025)New Threshold (from 1 Sep 2025)
Property that can be sold, donated or disposed of$150 or below$250 or below
Property that must be stored safely before disposal$600 or below$900 or below

Note: Personal documents and money are excluded from these thresholds and must always be handled separately. Goods left behind from agreements that ended before 1 September 2025 still follow the old 2009 Regulation thresholds.

Landlord Action: Contact the former tenant before taking any action on goods left behind. Document everything with photos and written notices. Your property manager will follow the correct prescribed process to protect you from claims of wrongful disposal.

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 $3,338 as at June 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.

September 2026 deadline for rooming accommodation: Landlords of rooming accommodation (boarding houses, units with shared facilities) should note that existing prescribed house rules under Schedule 5 of the 2009 Regulation remain valid only until 31 August 2026. From 1 September 2026, all house rules must comply with the new requirements under the 2025 Regulation. If you manage rooming accommodation, review your house rules before this deadline.

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

QLD rental laws have undergone massive changes in the past 3 years. 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.

Our property managers specialise in tailored advice, comprehensive property management, and ensuring your compliance with all current laws. Our team is here to help you navigate the complex rental property management 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.

For help with your rental property management, request a quote on our property management services page or by pressing the button below, as the first step to maximise the return on your investment. Alternatively, you can call us at the number below:

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QLD Rental Laws – Frequently Asked Questions 

Since 2022, Queensland rental legislation has introduced minimum housing standards, limited rent increases to once per 12 months, expanded tenants’ rights to modify properties, introduced a 48-hour entry notice requirement, and significantly increased landlord obligations around rental bonds, domestic violence protections, and data privacy. Professional property management and services help landlords navigate every change without risking fines or disputes. 

Property management in Brisbane is directly shaped by these laws. Property managers must now track rent increase dates, respond to repair orders promptly, use standardised tenancy application forms, and substantiate all bond claims with evidence within 14 days. For landlords, using an experienced rental management service in North Brisbane significantly reduces the risk of non-compliance. 

Non-compliance can result in QCAT orders, fines, and costly dispute resolution proceedings. The rental bond can be forfeited in certain circumstances, and privacy breaches can attract penalties up to $2.5 million for individuals under the Australian Privacy Act. A professional property manager reduces your exposure to these risks. 

You are not legally required to use a property manager, but QLD rental law compliance is increasingly complex. If you are searching for rental management near me in the North Brisbane or Moreton Bay region, Affinity Property provides full compliance management, documentation support, and proactive inspection services.