Queensland's rental market has undergone a significant regulatory overhaul across 2024 and 2025, with the final measures taking effect in early 2026. The state government moved in stages — first amending the core legislation, then rolling out a new regulation that operationalises the bulk of the changes.
If you're renting in Brisbane, Ipswich, the Gold Coast, or regional Queensland — or you own an investment property — these reforms are already active. Here's the complete picture of what changed, when, and what it means in practice.
The Legislative Framework
The reforms sit under two pillars. First, the Residential Tenancies and Rooming Accommodation and Other Legislation (Miscellaneous Amendments) Act 2024, which amended the core RTRA Act 2008 and took effect from 6 June 2024 for certain provisions. Second, the Residential Tenancies and Rooming Accommodation Regulation 2025, which commenced on 22 November 2025 and operationalises the majority of the remaining changes.
A further revision to RTA Form 22 (body corporate by-laws) follows on 27 March 2026. The staged approach has created a compliance timeline that demands attention — not just a single date to prepare for.
What Changed from 6 June 2024
The first wave of changes, enacted through the 2024 Act amendments, targeted practices that had become endemic in Queensland's tight rental market.
Rent Bidding — Fully Banned
From 6 June 2024, agents and property managers cannot solicit or accept offers from prospective tenants to pay above the advertised rent. This applies whether the higher offer comes unsolicited or is actively encouraged. If a property is listed at $550 per week, the landlord or agent cannot accept $570 because a tenant offers it.
In a Brisbane market where vacancy rates have sat below 2 per cent for an extended period, this was one of the most visible pain points for renters. The ban brings Queensland into line with jurisdictions that had already moved to prevent bidding wars.
Maximum Rent in Advance
Rent in advance is now capped at two weeks for periodic tenancies and one month for fixed-term agreements. This limits the upfront cash burden on tenants at a time when household budgets are already stretched.
Maximum Bond — Four Weeks
Bond cannot exceed four weeks' rent, regardless of the length or type of tenancy. Previously, some fixed-term agreements allowed higher bonds. The cap is straightforward and removes ambiguity for both parties.
Reletting Costs — Tied to Remaining Time
When a tenant breaks a fixed-term lease, the reletting cost the landlord can recover is now calculated based on the remaining time on the agreement. This replaces the previous approach, which often allowed landlords to recover a disproportionate share of costs relative to the time left. The change is fairer and more predictable for tenants facing a lease break.
What Changed from November 2025
The regulation that commenced on 22 November 2025 was the bigger operational shift. It touched nearly every aspect of day-to-day tenancy management.
Rent Increases — Once a Year, 60 Days' Notice
Rent can only be increased once every 12 months, and the increase must be accompanied by at least 60 days' written notice on the approved RTA Form 10. Critically, the increase is attached to the property, not the tenancy — so a change of tenant does not reset the 12-month clock for a rent increase.
Tenants can also challenge an increase they consider excessive by applying to QCAT. This gives renters a formal pathway to push back where the increase doesn't reflect market conditions or the property's condition.
Entry Notice — 48 Hours Minimum
The minimum notice period for a landlord or agent to enter a property has increased from 24 hours to 48 hours. There are also new limits on the frequency of entry after a notice to end a tenancy has been issued — a direct response to concerns about excessive inspections and pressure tactics during the end-of-tenancy period.
Retaliatory Eviction Protections — Strengthened
QCAT now has clearer powers to set aside retaliatory notices. If a tenant exercises a right — such as requesting repairs, lodging a complaint with the RTA, or exercising a right under the Act — and the landlord responds with a notice to end the tenancy, QCAT can intervene. The strengthening closes a gap where retaliatory behaviour was difficult to prove or challenge in practice.
Bond Disputes — Mandatory RTA Resolution
RTA dispute resolution is now a mandatory pre-QCAT step for bond disputes. Timeframes for lodging and resolving disputes are strictly enforced. This means both parties must engage with the RTA process before escalating to tribunal, and delays can result in the bond being dealt with in default.
Evidence for Bond Claims — 14-Day Window
When lodging a bond claim, the party must provide supporting evidence within 14 days. Condition reports, invoices, photographs — the documentation must accompany the claim, not arrive later. For landlords who have historically relied on general assertions about property condition at the end of a tenancy, this shifts the practical burden earlier in the process.
Privacy Protections
There are new limits on the personal information that can be requested or collected during the application process. Landlords and agents must be more selective about what they ask for and how they handle it. This aligns Queensland with broader privacy expectations and mirrors changes already enacted in other states.
Standardised Application Form
A standardised application form — Form 22 (for individuals) and R22 (for companies) — is now mandatory. Managing parties must also provide at least two different ways for prospective tenants to submit applications. The goal is a more consistent, less opaque application process.
Fixtures and Structural Changes
The process for tenants requesting permission to install fixtures or make structural changes has been revised. The managing party must now respond within 28 days. Silence is no longer an option — a response is required, even if the answer is no, and must include reasons.
Utility Billing
A practical change that affects many tenancies: if a tenant doesn't receive a utility bill within four weeks of it being issued, the tenant is not required to pay it. This addresses the common problem of bills arriving late or not at all, leaving tenants exposed to unexpected charges.
Disclosure of Benefits
Managing parties must declare in writing any financial benefits they receive from a tenant's choice of rent payment method. This targets situations where landlords or agents receive commissions or kickbacks from payment platforms, without the tenant's knowledge.
What's Coming: March 2026
On 27 March 2026, a revised Form 22 takes effect, specifically updating the requirements around body corporate by-laws. For tenants in apartment buildings and townhouse complexes governed by a body corporate, the revised form will provide clearer information about the by-laws that apply to the property — including restrictions on pets, renovations, parking, and common property use.
What This Means for the Brisbane and Queensland Market
Queensland's reforms are a structural reset of the state's rental framework, delivered in deliberate stages over two years.
For renters, the protections are substantial: no rent bidding, a four-week bond cap, 48-hour entry notice, stronger retaliatory eviction protections, and a formal pathway to challenge excessive rent increases. These changes reduce the power imbalance that had defined Queensland's rental market during a period of persistently low vacancy rates.
For landlords and agents, the compliance burden has risen sharply. The emphasis on documentation — Form 10 for rent increases, Form 22 for applications, evidence within 14 days for bond claims, written disclosure of payment benefits — means that informal practices and assumed understandings no longer hold. The 48-hour entry notice and limits on frequency of entry after a notice to end tenancy also reshape how properties are managed during the critical end-of-tenancy period.
The common thread across every change is transparency. Queensland's reforms demand clearer processes, better evidence, and more accountability from all parties. In a market where Brisbane's median rent remains elevated and supply constraints persist, these changes will shape how properties are listed, leased, and managed for years to come.
If you're a landlord, treat 2026 as a compliance reset: review your entry notice processes, ensure your bond claims include supporting evidence, update your application forms, and check that you're disclosing any payment benefits. If you're a renter, know that the rules have shifted in your favour — and know where to go if they aren't being followed.
Frequently Asked Questions
Can a landlord or agent accept higher rent than advertised in Queensland?
No. Since 6 June 2024, it is illegal for agents or property managers to solicit or accept offers from prospective tenants to pay above the advertised rent. This applies to all forms of rent bidding and applies regardless of how competitive the market is.
How often can rent be increased in Queensland?
Rent can only be increased once every 12 months, and the increase must be accompanied by at least 60 days' written notice on the approved RTA Form 10. The increase is attached to the property, not the tenancy — so a change of tenant does not restart the 12-month clock. Tenants can challenge an excessive increase at QCAT.
What is the maximum bond a landlord can charge in Queensland?
The maximum bond is four weeks' rent, regardless of the length or type of tenancy. This cap applies to all rental agreements in Queensland.
How much notice must a landlord give before entering a rental property in Queensland?
From November 2025, the minimum entry notice period is 48 hours, increased from the previous 24 hours. There are also new limits on how frequently a landlord or agent can enter after issuing a notice to end the tenancy.
What happens if a tenant receives a retaliatory eviction notice in Queensland?
QCAT can set aside a retaliatory notice — that is, a notice to end a tenancy issued in response to a tenant exercising a right under the Act, such as requesting repairs or lodging a complaint. This protection was strengthened by the November 2025 regulation.
Do tenants have to go to QCAT for bond disputes in Queensland?
Not immediately. RTA dispute resolution is now a mandatory pre-QCAT step. Both parties must engage with the RTA process before escalating to the tribunal, and strict timeframes apply. If the timeframes are not met, the bond may be dealt with in default.
What is the maximum rent in advance a landlord can charge in Queensland?
Rent in advance is capped at two weeks for periodic tenancies and one month for fixed-term agreements. This limit applies to all rental agreements in Queensland.
How long does a landlord have to respond to a request for fixtures or structural changes?
The managing party must respond within 28 days of receiving a tenant's request to install fixtures or make structural changes. The response must include reasons, even if the request is declined.