Routine inspections are how you know your property is being looked after, and how small maintenance problems get caught before they become big ones. Queensland law sets clear limits on how often they can happen and how much notice the tenant gets. The RTA’s routine inspections page has the detail.

How often

  • No more than once every three months, unless the tenant agrees in writing.
  • The first inspection can happen any time after the tenancy starts, with the right notice.

We inspect three times a year, about every four months.

Notice to the tenant

  • At least seven days’ notice, using an Entry notice (Form 9).
  • The notice can give a specific time or a two-hour window.
  • Entry is generally between 8am and 6pm, Monday to Saturday.

Once a Notice to leave or Notice of intention to leave has been given, extra limits apply to how often entry can happen.

What an inspection covers

A routine inspection isn’t a housework check. It’s about the property’s condition:

  • water leaks, pests and signs of damage or deterioration
  • whether fixtures and inclusions are working
  • smoke alarms, and anything unsafe
  • maintenance that will need attention soon.

The report

After each inspection, we send you a written report with time-stamped photos, and it’s also available in the PropertyMe owner portal. Comparing reports over time shows how the property is wearing, and gives you a record if a bond claim is ever needed.

If there's a problem

Small issues are raised with the tenant directly. For a significant breach, the tenant can be given a Notice to remedy breach. The RTA lists examples such as:

  • using the property for an illegal purpose
  • more occupants than the agreement allows
  • keeping a pet without permission
  • damage caused by the tenant that would cost more than a week’s rent to fix.

Maintenance found at inspection

Repairs that are the owner’s responsibility are quoted and sent to you for approval, unless they’re urgent. Anything needed to meet the minimum housing standards is treated as an emergency repair. See our guide to repairs and minimum housing standards.