Queensland’s rental laws have changed more in the past few years than in the decade before. The Residential Tenancies and Rooming Accommodation Act 2008 is still the governing law, and the Residential Tenancies Authority (RTA) still administers it. But the rules on rent increases, bonds, entry, applications and the condition of rental homes have all been rewritten in stages since 2022.
This guide summarises the rules that matter most to landlords, with the date each change started. It’s general information only. Always check the current position on the RTA website before acting, because details and exceptions matter.
The changes at a glance
| From | What changed |
|---|---|
| 2022 | New framework for pets in rentals. Landlords need an approved reason to end a tenancy. |
| 6 June 2024 | Rent bidding banned. Rent increases limited to once every 12 months, attached to the property. Limits on rent in advance. New entry grounds for smoke alarm work. |
| 1 September 2024 | Minimum housing standards apply to all tenancies. |
| 30 September 2024 | Bond capped at four weeks’ rent for all general tenancies. At least two ways to pay rent, one of them fee-free. Tighter rules on utility bills and bond claims. |
| 1 May 2025 | Entry notice increased from 24 to 48 hours. Approved application form and limits on the personal information you can collect. |
Rent increases
- Once every 12 months, per property. Since 6 June 2024, the 12-month limit is attached to the property, not the tenancy. If the rent went up for the previous tenant eight months ago, you can’t raise it for the new tenant until the 12 months are up. A tenancy agreement must state when the rent was last increased.
- Two months’ written notice. The tenant must receive at least two months’ notice in writing of any increase.
- Fixed-term agreements. During a fixed term, rent can only increase if the agreement allows it and sets out how.
- No rent bidding. Properties must be advertised at a fixed rent. You and your agent can’t invite, encourage or accept offers above it.
The practical effect is that a rent review now needs more planning. Because an increase can’t happen more than once a year, and it follows the property, it’s worth getting the rent right at the start of each new lease rather than planning to catch up later.
Rent in advance and paying rent
- For a periodic agreement, you can ask for no more than two weeks’ rent in advance. For a fixed-term agreement, the limit is one month.
- You must offer tenants at least two ways to pay rent, and one must be fee-free. If a payment method gives you or your agent a financial benefit, that must be disclosed.
Bonds
- The maximum bond is four weeks’ rent. Since 30 September 2024, this cap applies to all general tenancies, whatever the rent.
- The bond must be lodged with the RTA within 10 days of receiving it.
- Pet bonds are not allowed. The four-week maximum covers all bonds, whatever they’re called.
- If you claim against the bond at the end of the tenancy, you need evidence to support the claim, and the rules now set timeframes for providing it.
Entry and inspections
- For most reasons, entry requires at least 48 hours’ written notice, up from 24 hours on 1 May 2025.
- Routine inspections need at least seven days’ notice and can happen no more than once every three months.
- Entry is generally limited to 8am to 6pm, Monday to Saturday, unless the tenant agrees otherwise. Once notice to end the tenancy has been given, further limits apply to how often you can enter.
Applications and tenant selection
Since 1 May 2025, prospective tenants must be able to apply using the approved application form (Form 22), and they must have at least two ways to submit it. There are limits on the personal information that can be requested at each stage, and on how it must be stored and disposed of.
In practice, that means no requesting bank statements that show every transaction when a payslip will do, and no collecting more than you need. Tenant selection still comes down to verifying rental history, income, identity and references, but it has to be done within the rules.
Minimum housing standards
Since 1 September 2024, every Queensland rental must meet the minimum housing standards, whatever the start date of the tenancy. In summary, the property must be:
- weatherproof and structurally sound, with roofing and windows that keep rain out
- in good repair, with fixtures and fittings that are unlikely to cause injury
- free of vermin, damp and mould caused by the building itself
- fitted with functioning locks or latches on external windows and doors that can be reached from outside without a ladder
- fitted with privacy coverings in rooms where tenants would reasonably expect them, such as bedrooms
- supplied with adequate plumbing and drainage
- a working cooktop if a kitchen is provided, and the necessary fixtures for a working laundry if one is provided (white goods aren’t required).
Our landlords page covers the related obligations for smoke alarms, pool safety and water charging. The RTA’s minimum housing standards fact sheet has the full detail.
Pets
Tenants can ask to keep a pet, and a request can only be refused on the reasonable grounds the law sets out. It must be answered in writing within 14 days. Reasonable conditions can be attached to an approval, but a separate pet bond can’t be charged. The RTA’s page on renting with pets explains the approved grounds for refusal.
Ending a tenancy
A landlord can no longer end a tenancy “without grounds”. The RTA lists the approved reasons a property manager or owner can use, including:
- the end of a fixed-term agreement (with the correct notice)
- the owner or a relative moving in
- the property needing to be vacant for sale or to prepare for sale
- significant renovations or repairs
- a change of use, or demolition.
Each reason has its own notice period and conditions, so check the RTA’s guide to ending a tenancy before giving notice.
Who can manage a rental property?
A person who manages rental properties for others in Queensland must hold the appropriate real estate licence or registration certificate. Before you sign with any property manager, check the agency’s licence details. Ours are on our about page.
What this means for Townsville landlords
In a market where the vacancy rate has hovered around 1%, it can be tempting to push the rent as high as possible. The 2024 and 2025 reforms make that riskier. You get one rent increase a year, attached to the property, and bidding wars are banned, so setting a realistic rent from day one matters more than ever. The minimum housing standards also mean deferred maintenance is now a compliance issue, not just a question of presentation.
If you’d like to talk through how these rules apply to your property, request a rental appraisal or contact our team.