For landlords, staying on top of these changes isn’t optional—it’s essential for:
- Protecting your investment
- Avoiding costly disputes and QCAT hearings
- Staying compliant with tightening legislation
Key themes landlords now need to understand include:
- Stricter rules around ending tenancies
- Limits on how and when rent can be increased
- Greater powers and protections for tenants
- Higher standards for property condition and maintenance
- Reduced obligations for tenants when leaving a property
- Stronger rights for tenants to enforce repairs and request modifications
This update breaks down the major changes, what they mean in practice, and what you can do to protect your property and your legal position.
Major Rental Law Changes Since 2022: What It Means for Landlords
The recent reforms have shifted the balance noticeably in favour of tenants. As a result, many landlords are facing:
- More frequent disputes with tenants
- Increased paperwork and compliance obligations
- Higher risk of legal action and tribunal hearings
Legal costs and QCAT matters can quickly escalate into thousands of dollars. To help you avoid this, Affinity Property has analysed how the new rules are playing out across real tenancies in Queensland and developed practical strategies landlords can apply now.
1. Minimum Housing Standards – What They Are and Why They Matter
One of the most significant changes is the introduction of Minimum Housing Standards. These give tenants clearer grounds to:
- Issue breach notices
- Apply for repair orders
- End a tenancy if the property is not safe or in acceptable condition
Minimum Standards – Key Requirements
Your rental property must:
- Be in good repair, with fixtures and fittings that are safe and functional
- Have working locks on all external doors and accessible windows
- Be free from vermin, damp and mould (where not caused by the tenant)
- Have adequate plumbing, drainage, and safe drinking water
- Include privacy window coverings in relevant rooms (e.g. curtains or blinds in bedrooms)
- Have a functioning bathroom with a flushable toilet connected to sewer or an approved system
- Have a kitchen with a working cooktop where a kitchen is provided
What Landlords Should Do
- Carry out a comprehensive property audit:
- Electrical and lighting
- Plumbing and drainage
- Doors, locks, windows and screens
- Smoke alarms and safety features
- Window coverings and security devices
- For older homes, note that the RTA generally accepts fixtures that are safe and functional, even if they are dated—provided they meet basic standards.
Practical tip:
Use the minimum standards as a prompt to plan sensible upgrades. Improving safety and presentation can:
- Justify higher rent
- Attract better quality tenants
- Increase tax depreciation benefits
2. Repair Orders – How They Work and How to Avoid Them
What Is a Repair Order?
A repair order is a legally binding direction issued by QCAT (Queensland Civil and Administrative Tribunal) requiring a landlord to complete certain repairs.
Important points:
- Orders can relate to emergency or routine repairs
- They remain in force even if:
- The tenancy ends, or
- The property is sold to a new owner
Emergency vs Routine Repairs
Emergency repairs include issues such as:
- Burst water pipes or serious leaks
- Gas leaks or faulty gas fittings
- Hazardous electrical faults
- Serious storm, flood or fire damage
- Situations that make the property insecure or unsafe
How to Reduce the Risk of Repair Orders
- Respond quickly to urgent repairs, using licensed trades (plumbers, electricians, gasfitters).
- Obtain and keep compliance certificates for:
- Electrical safety
- Smoke alarms
- Water and gas where relevant
- Conduct regular inspections and act on issues early.
- Keep written records of:
- Repair requests
- Work orders
- Invoices and completion dates
Being proactive is far cheaper than defending a QCAT matter or receiving an adverse repair order against you.
3. Pets in Rental Properties – New Expectations
Under current laws, tenants can now formally apply to keep a pet, even if the original lease did not allow pets. Landlords must:
- Consider pet requests within the required timeframe
- Only refuse on specific, reasonable grounds outlined in the legislation
Key Points for Landlords
- Damage caused by pets is not considered fair wear and tear – you can seek compensation.
- You may approve a pet with reasonable conditions, such as:
- Extra cleaning at the end of the tenancy
- Flea treatments
- Maintenance of yards and fencing
- You can decline pet requests in situations such as:
- Genuine safety risks
- Incompatibility with the property type (e.g. no secure yard, high-end finishes at risk)
- Council or body corporate restrictions
Practical tip:
Create a detailed Pet Agreement that sets clear expectations around:
- Pet type and number
- Damage, cleaning and noise
- Yard and common area use
More than 60% of tenants now have pets. Allowing pets (on clear terms) can:
- Broaden your pool of applicants
- Lift occupancy rates
- Support slightly higher rents in many areas
4. Rent Increase Limits and Compliance
Rent increases in Queensland are now:
- Limited to once every 12 months, regardless of tenant changes
- Required to be properly documented in tenancy agreements
What Landlords Should Do
- Ensure your lease clearly states:
- The date of the last rent increase
- When the next increase is permitted
- Keep a detailed tenant ledger and records of:
- All rent changes
- Notices issued
- Effective dates
Providing clear documentation reduces the likelihood of disputes and helps demonstrate compliance if challenged.
5. Providing Evidence of the Last Rent Increase
Tenants can formally request written proof of:
- The date of the last rent increase
You must respond within 14 days, unless:
- You purchased the property within 12 months of the current lease starting, and
- You genuinely don’t have access to the previous rent increase information
Landlord Action Checklist
Maintain clear records for each tenancy:
- Date the rent increase notice was issued (remember: minimum 60 days’ notice is required)
- Date the increase took effect
- Start date of the lease period at the new rent
Accurate records protect you if a tenant queries an increase or lodges a complaint.
6. Selling or Buying an Investment Property – Rent History Matters
For Sellers
You must disclose:
- The date of the last rent increase
- Whether a tenancy has been in place within the previous 12 months, even if the property will settle vacant
For Investor Buyers
- You may only increase rent once in a 12‑month period, regardless of:
- How long the property has been vacant
- How many different tenancies there have been in that period
If concerns arise, tenants or buyers can seek dispute resolution via the RTA, which may trigger investigation and potential costs.
Practical tip:
Before listing your property:
- Review the current rent against market levels
- Consider whether a rent increase (if allowed) or a new lease term will:
- Enhance or reduce your sale appeal
- Affect the buyer pool (investor vs owner‑occupier)
Work with a real estate agent who understands both rental legislation and how yield and lease structure influence sale price.
7. Re‑Letting Fees – What Tenants Actually Owe
When a tenant breaks a fixed‑term lease, they may be liable for re‑letting costs, which are:
- Calculated based on the outstanding term of the lease
- Capped by RTA guidelines, often up to the equivalent of 4 weeks’ rent
These costs do not include:
- Unpaid rent
- Service charges such as water or gas
- Repair costs for tenant damage
Those are separate and must be addressed individually.
Protect Yourself in the Lease
Your lease should clearly state that if a tenant breaks the lease:
- Rent is payable until:
- They vacate and return all keys, and
- The property is restored to an acceptable condition
- Tenants are responsible for:
- Cleaning
- Damage repairs
- Any additional agreed costs (with receipts as evidence)
Tip:
Where a tenant ends a fixed‑term agreement early without a valid ground, they may be liable for compensation, depending on the lease wording and the actual loss you incur.
8. Domestic Violence – Tenant Protections and Landlord Risk
Current legislation includes strong protections for tenants experiencing domestic violence.
Tenants in this situation may:
- End a tenancy quickly with limited financial penalty
- Seek the return of their bond in full if it is solely in the victim’s name
Landlords cannot claim the victim’s bond for property damage caused by the perpetrator where the bond is held in the victim’s name only.
Landlord Risk Management
- Apply thorough tenant screening, including tenancy database checks
- Where domestic violence is claimed, request appropriate supporting documentation in line with the legislation (e.g. declarations, orders, or reports)
- Take out robust landlord insurance, including cover for:
- Loss of rent
- Malicious or negligent damage
- Legal liability
Tip:
Landlord protection insurance, when added to your building policy, is generally affordable (often from around $375 per annum) and can save you from significant loss in worst‑case scenarios.
9. Maximum Rent in Advance and Rent Bidding Rules
Landlords must comply with strict limits on rent in advance:
- Periodic agreements: maximum of 2 weeks’ rent in advance
- Fixed‑term leases: maximum of 1 month’s rent in advance at the start of the tenancy
Even if a tenant offers more, you cannot lawfully accept higher amounts than these caps at the beginning of the tenancy.
Later in the tenancy, a tenant may choose to pay more in advance, but:
- It must be entirely at the tenant’s initiative
- You cannot require it or pressure them into it
Additionally, rent bidding is prohibited in Queensland. You must not:
- Invite or encourage offers of rent above the advertised price
- Accept higher rent purely because multiple tenants are competing
Practical tip:
Clearly explain to applicants:
- The maximum amount of rent they can pay upfront at the start
- That any additional payments must follow standard payment cycles once the tenancy has commenced
This reinforces compliance and avoids misunderstandings or complaints.
Staying Compliant and Protecting Your Investment
Queensland’s rental laws are now far more complex than they were just a few years ago. For landlords, the key to protecting your asset is to be:
- Informed – understand the core rules and how they apply to your property
- Proactive – maintain, document, and upgrade where sensible
- Well‑supported – work with a competent property manager and seek legal or tax advice when needed
If you’re unsure how these changes affect your specific property or portfolio, consider speaking with an experienced property management team who can help you stay compliant, reduce risk, and protect your long‑term returns.