An in-depth look at the evolution of residential tenancy laws
Recent significant changes to Queensland tenancy laws came into effect between late 2024 and May 2025. These include restrictions on the frequency of rent increases (now limited to once every 12 months per property), a prohibition on rent bidding, limits on the collection and handling of personal information during rental applications to protect tenant privacy, and new rules for requesting fixtures and structural changes.
These reforms aim to provide greater security, fairness, and transparency for tenants, and are part of the Residential Tenancies and Rooming Accommodation and Other Legislation Amendment Act 2024.
Queensland’s rental sector has undergone profound changes in recent decades. With nearly one-third of Queenslanders renting their homes, the sector is central to the state’s housing landscape. Rapid population growth, urbanisation, and shifting socio-economic trends have led to increased demand for rental properties, rising rental prices, and mounting pressure on both tenants and landlords. Historically, Queensland’s rental laws have been governed by the Residential Tenancies and Rooming Accommodation Act 2008, which sets out the rights and responsibilities of both parties. However, critics argued that the legislation was out of step with the realities of modern renting, lacking sufficient protections for tenants and failing to reflect changes in housing patterns.
Several factors precipitated the push for reform:
Changing Demographics: More people are renting for longer periods, including families with children, retirees, and young professionals. The stereotype of renting as a short-term solution is fading.
Affordability: The cost of renting has escalated, especially in metropolitan areas like Brisbane, the Gold Coast, and the Sunshine Coast. Limited supply and high demand have driven up prices, putting strain on low- and middle-income households.
Greater Security: Advocacy groups highlighted issues such as “no grounds” evictions, difficulty securing pet-friendly accommodation, and inadequate property maintenance standards as key concerns for tenants.
COVID-19: The pandemic exposed vulnerabilities in the rental sector, with many tenants facing financial hardship and uncertainty. Temporary emergency measures shone a spotlight on the need for more resilient, adaptable laws.
The Queensland Government’s rental law reforms have unfolded in several stages, with the most significant changes introduced in recent years. Key areas of reform include:
One of the most contentious aspects of previous legislation was the ability of landlords to evict tenants at the end of a fixed-term lease without providing a reason. The reforms seek to limit “no grounds” evictions, requiring specific reasons for ending a tenancy, such as the sale of the property, the owner or their family moving in, or major renovations. This aims to provide tenants with greater housing stability and alleviate the anxiety of arbitrary eviction.
Rental law reform introduced clear minimum standards that rental properties must meet. These standards encompass structural integrity, adequate plumbing and electrical systems, security measures, weatherproofing, and ventilation. The goal is to ensure that all tenants, regardless of income or location, have access to safe, healthy living conditions. Landlords must ensure compliance, and tenants can request repairs or report breaches.
Queensland’s reforms make it easier for tenants to keep pets. Landlords can no longer unreasonably refuse requests for pets and must provide a valid reason if they wish to decline (e.g., strata by-laws or property unsuitability). While landlords can set reasonable conditions (such as pet bonds or additional cleaning requirements), blanket bans are largely prohibited. This change recognises the important role pets play in wellbeing and family life.
The new laws streamline the process for requesting repairs, setting out clear timeframes and obligations for landlords. Urgent repairs—such as heating, hot water, or serious structural issues—must be addressed promptly, with tenants able to arrange repairs themselves and seek reimbursement if landlords are unresponsive. This empowers tenants to maintain safe and functional homes.
The reforms clarify when and how landlords can enter rented premises, safeguarding tenants’ privacy. Notice periods have been extended, and non-emergency entry must be reasonably justified. This helps to prevent misuse of entry rights and reinforces the tenant’s sense of security in their home.
The minimum notice for property entry has increased from 24 to 48 hours for general tenancies.
In rooming accommodation, 24 hours is still required for cleaning; 48 hours for other entries.
If a Notice to Leave (Form 12) or Notice of Intention to Leave (Form 13) is issued, entry is limited to two times per 7-day period, unless it's an emergency or otherwise agreed.
Unsuccessful applicants’ data must be destroyed within 3 months.
Successful applicants’ records must be securely destroyed within 7 years post-tenancy, unless they’ve consented otherwise.
Agents must limit what personal information they collect and implement secure handling/storage practices
Tenants must use Form 23 to request permission for fixtures or structural modifications.
Lessors/agents must respond within 28 days; if no response is given, tenants may escalate to QCAT (Queensland Civil and Administrative Tribunal)
Recognising the impact of domestic and family violence, the law now provides enhanced protections for affected tenants. Those experiencing violence can end leases quickly and without penalty, ensuring that no one is forced to remain in a dangerous situation due to rental obligations.
The rollout of reforms has required landlords, property managers, and tenants to adapt to new procedures and expectations. Government agencies have published guidance materials, conducted outreach, and implemented penalties for non-compliance. While most stakeholders have welcomed the emphasis on fairness and transparency, there has been concern about the burden on smaller landlords, the cost of upgrades to meet minimum standards, and the risk of increased red tape.
Landlords, agents, or providers must now use standardised RTA forms: Form 22 (general tenancies) and Form R22 (rooming accommodation).
Applicants must be offered at least two submission methods, one of which cannot be restrictive (e.g., email or in-person—no paid or third-party only platforms).
Only specific personal information may be requested; prohibited information includes bank statements, legal history, bond details, etc.
The reforms have sparked robust debate within the Queensland community.
Tenant Advocacy: Tenant groups largely applaud the changes, seeing them as necessary protections that reflect the realities of renting in the 21st century. They argue that increased security and better living conditions will improve overall well-being.
Landlord Perspectives: Some landlords express concern about reduced flexibility, heightened compliance costs, and the risk of discouraging investment in rental housing. They worry that stricter rules could lead to higher rents or decreased supply if property owners exit the market.
Property Managers: Agencies are adapting to new administrative requirements and evolving their business models to support both sides.
Legal and Academic Commentary: Experts highlight the balance between individual rights and market dynamics, noting that reform is an ongoing process.
Despite progress, challenges remain. Enforcement of minimum standards requires robust inspection protocols and resources. The need for more affordable rental housing persists, with supply lagging behind demand. The sector must continue to adapt to demographic and economic shifts, technological innovation, and further legal changes.
Looking ahead, possible future reforms include:
Rent Control Mechanisms: Debates continue over the possible introduction of rent caps or tighter controls on price increases.
Long-term Leasing Options: There is growing interest in models that offer greater tenure security, such as indefinite leasing arrangements.
Enhanced Dispute Resolution: Streamlined, accessible dispute resolution services are critical to managing conflicts between tenants and landlords.
Environmental Sustainability: Future reforms may require rental properties to meet energy efficiency standards, contributing to Queensland’s climate goals.
Queensland rental law reform represents a significant step forward in creating a more equitable, secure, and transparent rental market. The changes address longstanding concerns, prioritise the safety and dignity of tenants, and recognise the legitimate interests of landlords. As the housing landscape continues to evolve, ongoing dialogue and adaptation will be essential to ensuring that the rental sector meets the needs of all Queenslanders—today and into the future.