Frequently asked questions

Everything involved in renting out your home. That covers the appraisal, marketing, viewings, tenant checks, the lease and entry condition report, bond lodgement, rent collection and arrears follow-up, routine inspections with reports, repairs through licensed trades, compliance with smoke alarm, pool and water rules, rent reviews, renewals, statements, and the end of the tenancy.

Our property management service

In Queensland, a continuing property management appointment can generally be ended with 30 days' written notice to your current agent, or sooner if you both agree. Once you've signed with us, we can prepare the notice letter, arrange the handover of keys and records, lodge the RTA change of manager form with your old agent, and introduce ourselves to your tenant. The lease and the bond stay as they are.

Step-by-step guide to switching

Yes. We check every application, including identity, rental history, income, references and a tenancy database check, and give you our recommendation. As the owner, you have the final say.

Routine inspections are usually every four months, though this can vary with the property. Queensland law allows routine inspections no more than once every three months, with at least seven days' notice to the tenant. You receive a report with photos after each one. We also complete a detailed entry condition report before a tenancy starts and a final inspection when it ends.

Yes. Some owners like to approve every job, some have their own preferred trades, and some prefer us to handle everything. We'll set up maintenance the way that suits you, with an agreed spending limit so urgent repairs can be handled straight away.

We don't have a one-size-fits-all price. You can choose a traditional fee (a percentage of the rent we collect, plus a small number of set fees such as a letting fee) or a flat-fee package. We don't charge routine inspection fees, bond inspection fees, maintenance surcharges or end of financial year statement fees, and advertising is passed on at cost. We'll give you a written quote for your property.

How our fees work

Owner payments are made by electronic transfer to your nominated account, with a statement showing rent received and any expenses paid. You also receive an end of financial year summary for your tax return, and you can check your balance, statements and maintenance jobs in the online owner portal at any time.

We strongly recommend it. Standard home and contents cover usually doesn't include tenant-related risks such as loss of rent or tenant damage. In Townsville, check carefully that your policy covers cyclone, storm surge and flood, and the excess that applies. We're not insurance advisers, so please get advice from an insurer or broker.

Cyclone season checklist for landlords

Yes. If a tenancy dispute can't be resolved directly, we handle RTA dispute resolution and, if needed, applications to the Queensland Civil and Administrative Tribunal (QCAT). A fee applies only if a matter goes to QCAT or mediation, and it is often claimable on landlord insurance.

Once every 12 months. Since 6 June 2024, that limit is attached to the property rather than the tenancy, so it carries over when a tenant changes. The tenant must receive at least two months' written notice, and during a fixed-term lease the rent can only rise if the agreement allows it.

Queensland rental laws explained

The maximum bond is four weeks' rent for all general tenancies. It must be lodged with the Residential Tenancies Authority within 10 days, and pet bonds are not allowed.

Tenants can ask to keep a pet, and a request can only be refused on the reasonable grounds set out in Queensland law. It must be answered in writing within 14 days. Reasonable conditions can be agreed, but a separate pet bond can't be charged. We'll talk you through the options for your property.

Since 1 September 2024, every Queensland rental must meet minimum standards. It must be weatherproof and structurally sound, in good repair, and free of vermin, damp and mould caused by the building. It needs working locks on accessible windows and doors, privacy coverings where tenants would expect them, adequate plumbing and drainage, and a working cooktop and laundry fixtures where a kitchen or laundry is provided.

Our current rentals are listed on lynham.com.au, where you can book a viewing and apply using the approved Queensland application process. We never ask for offers above the advertised rent. Rent bidding is banned in Queensland.

Information for tenants

For emergencies such as a burst pipe, serious roof leak, gas leak, dangerous electrical fault or storm damage, call our office during business hours. Outside business hours, contact the nominated emergency repairer listed in your tenancy agreement. If you can't reach either, Queensland law allows a tenant to arrange emergency repairs up to a set value and be reimbursed. See the RTA's guidance for the details.

RTA guide to emergency repairs

At the end of the tenancy, we compare the property's condition with the entry condition report, allowing for fair wear and tear. The bond is then refunded through the Residential Tenancies Authority, either in full or with any agreed or approved claim deducted.

Yes. Townsville Rentals is the property management side of Lynham & Co. Real Estate. Our sales team works from the same Kirwan office, and you can see properties for sale on lynham.com.au.

Properties for sale at Lynham & Co.

This website, townsvillerentals.com, is run by Lynham & Co. Real Estate, a family-owned agency at 37 Thuringowa Drive, Kirwan. We're not connected with any other business that uses a similar name.

About Lynham & Co.

We manage rental properties right across Townsville, from the inner city and northern beaches to the Upper Ross, the northern suburbs and rural-residential areas. We don't manage properties on Magnetic Island.

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