First-Time Renter's Guide to Brisbane: Everything You Need to Know Before You Sign

Renting your first place in Brisbane can feel like a lot at once — bond money, condition reports, rental applications, and a pile of tenancy jargon nobody explains up front. This guide walks through the whole process in plain English, from your first property inspection to the day you get your keys, using the rules set out by Queensland's Residential Tenancies Authority (RTA). If you haven't settled on a suburb yet, our guide to moving to Brisbane from overseas is a good place to start first.

Queensland's tenancy laws went through a significant update in 2024–25, so if you've rented interstate before, or if it's been a few years since your last lease, a few things here will be different from what you remember.

Before you start looking

Work out your real budget, not just the rent. Lenders and agents often use a rough "rent shouldn't exceed 30% of income" rule, but in Brisbane you'll also want to budget for:

• Electricity and gas (not usually included in rent)
• Water usage charges (see below — these can be charged to you separately from rent)
• Internet/NBN connection
• Contents insurance (landlords insure the building, not your belongings)
• Moving costs and the bond itself

Our Brisbane cost of living guide breaks down how these everyday costs move city-wide, and the moving cost calculator estimates the one-off total — bond, rent in advance, removalist and connection costs — as a budgeting range.

Get your paperwork ready before you apply. Brisbane's rental market moves fast, especially for well-priced properties near transport and schools. Having these ready to attach to an application will speed things up:

• Photo ID (driver licence or passport)
• Proof of income (payslips, employment letter, or Centrelink statement)
• Rental history or reference letter, if you have one
• Bank statements showing you can cover the bond and rent in advance

If you're moving to Brisbane from overseas or interstate and don't have an Australian rental history, don't panic — many agents will accept alternative references such as an employer letter, a previous landlord from another country, or a larger bond guarantor arrangement. It's worth explaining your situation directly in your application rather than leaving the gap unexplained.

Applying for a property

When you apply for a rental in Queensland, the property manager or owner must give you at least two different ways to submit your application, and one of those ways can't be unnecessarily restrictive (for example, a system that requires software you don't have). Applications generally go through a standardised form (Form 22 for general tenancies), and there are limits on what personal information an agent is allowed to ask for.

A few things that changed recently and are worth knowing:

• Rent bidding is banned. A property must be advertised at a fixed price, and the agent can't invite or accept offers above that price, and can't ask "what would you be willing to pay?" during the application process.
• Rent in advance is capped. At the start of a new tenancy, you can't be asked to pay more than two weeks' rent in advance for a periodic (month-to-month) agreement, or one month for a fixed-term agreement — even if you offer to pay more to look like a stronger applicant.

The bond

The bond is a security deposit held against damage, unpaid rent, or cleaning costs at the end of your tenancy. In Queensland:

• The maximum bond a property manager can ask for is 4 weeks' rent for a standard house or unit tenancy, no matter what it's labelled (including any separate "pet bond").
• The agent must lodge your bond with the RTA — an independent statutory authority, not the agent or landlord — within 10 days of receiving it.
• You'll receive an official Acknowledgement of Rental Bond from the RTA once it clears. Keep this — it's your proof the bond was lodged correctly and it's what you'll refer to when claiming it back.

Your bond is never held by the real estate agency itself. If an agent asks you to pay bond money directly to them in cash with no RTA lodgement, that's a red flag.

If coming up with the bond (and rent in advance) is the barrier, Queensland runs interest-free bond loans and a fee-free rental grant for renters who qualify — see our guide to bond loans and rental grants for the eligibility rules and how to apply.

The entry condition report — don't skip this

This is the single most important piece of paperwork for a first-time renter, and the one people most often rush through.

Before or when you move in, the property manager must give you an Entry Condition Report (Form 1a) listing the condition of every room and inclusion in the property. You then have 7 days from the later of moving in or receiving the report to walk through the property, agree or disagree with each item, and return your signed copy.

Here's why it matters: if there's a mark, stain, or bit of damage already in the property and it's not noted on the report, you could end up being blamed for it — and charged for it out of your bond — when you move out. A tenant who has documented pre-existing damage on their condition report, backed up with dated photos, has strong evidence if a bond dispute ever goes to the Queensland Civil and Administrative Tribunal (QCAT).

Practical tips:

• Go room by room, methodically — don't rely on memory.
• Photograph or video everything, including inside cupboards, under sinks, and outdoor areas.
• Test everything (see the checklist below) rather than assuming it works.
• Keep a copy of the signed report somewhere safe for the entire length of your tenancy.

If you don't return the report at all, the law treats that as you agreeing with the property manager's version of the property's condition — so returning it is very much in your interest, even if everything looks fine.

Rent, rent increases, and entry to the property

A few of the protections that apply once you're living in the property:

• Rent increase frequency: Your rent can only be increased once every 12 months, and the tenancy agreement must state the date of the last increase.
• How you pay rent: You must be offered at least two payment methods, including one that doesn't cost you more than normal bank fees.
• Utility bills: If you're billed separately for utilities like water, the bill must reach you within 4 weeks of the billing period ending — otherwise you're not required to pay it.
• Entry notice: A property manager or owner must give at least 48 hours' written notice before entering the property for a routine inspection or repairs (this increased from 24 hours under the 2025 reforms). There are also limits on how often they can enter once a notice to end the tenancy has been issued.
• Minimum housing standards: All Queensland rentals must now meet baseline standards covering things like functional locks, weatherproofing, and adequate ventilation.

Repairs and problems during your tenancy

If something breaks, tell your property manager in writing (email is fine, and it creates a record) as soon as possible.

Emergency repairs cover things like a burst water pipe, a blocked or broken toilet, a serious roof leak, a dangerous electrical fault, or a gas, electricity, or water failure. If you can't reach the property manager, owner, or nominated repairer, or the problem isn't fixed in a reasonable time, you're allowed to arrange a suitably qualified tradesperson yourself — up to the value of 4 weeks' rent. You can then ask the owner to pay the tradesperson directly, or pay it yourself and be reimbursed within 7 days of providing proof of the cost. If that reimbursement doesn't happen, you can apply to QCAT for a payment order.

Routine repairs (a dripping tap, a broken cupboard hinge, and so on) go through a standard written request process. If an owner or agent doesn't act on a legitimate repair request, you can apply to QCAT for a formal repair order, which stays attached to the property even if the tenancy or ownership changes.

Water charges

You can only be charged for water usage on top of your rent if all three of these are true:

• The property has its own individual water meter (or water is delivered by vehicle)
• The property meets water-efficiency standards for its taps, showerheads, and toilets
• Your tenancy agreement specifically states that you're responsible for water consumption charges

If any one of those isn't met, you can't legally be charged for water usage — only the property owner can be. Even where all three apply, you can never be charged sewerage charges or fixed water access charges; those always stay with the owner.

Smoke alarms

Queensland rental properties are required to have interconnected photoelectric smoke alarms installed and properly maintained. If one is faulty, chirping, or missing, report it straight away — it's a safety issue and a compliance one.

Pets

Queensland has a formal framework for requesting a pet in a rental — a blanket "no pets" policy with no process behind it isn't how it's meant to work anymore.

• You submit a written request using Form 21 (Request for approval to keep a pet in a rental property).
• The property manager or owner must respond in writing within 14 days.
• If they don't respond in that time, the pet is deemed approved by default.
• If they refuse, the refusal has to be based on one of a specific list of grounds set out in the Act — things like the property genuinely not being suitable (no fencing for a dog, for example), a legitimate health and safety concern, or the number of animals being unreasonable for the property. "It's just not something we allow" isn't a valid reason on its own.
• If approved, the property manager can attach reasonable conditions (e.g. professional carpet cleaning at the end of the tenancy if the pet lives indoors).
• Body corporate by-laws or park rules can still add separate restrictions on top of this, particularly in units and townhouses.
• Approval attaches to the pet, not the specific lease — if your fixed term is renewed or extended, you don't need to re-apply for the same pet.

For the full approval process plus Brisbane City Council's separate registration and confinement rules for dogs and cats, see our Renting with a Pet in Brisbane guide. And if you're moving in with housemates rather than renting solo, our share housing guide explains the different legal categories — co-tenant, sub-tenant, boarder — and why the difference matters.

Moving out and notice periods

How much notice is needed depends on who's ending the tenancy and why. As a general guide for a standard house or unit tenancy in Queensland:

These are minimums, not the full picture — grounds like non-liveability, domestic and family violence, or a QCAT order have their own specific timeframes, and posted notices need extra time added for delivery. If you're unsure whether a notice you've received is valid, the RTA's free dispute resolution service is the first port of call before it needs to go anywhere near QCAT.

Whatever the reason, give notice in writing using the correct RTA form (Form 13 for tenants, Form 12 for property managers/owners). At the end of the tenancy, you and the property manager will complete an Exit Condition Report, which gets compared directly against your original Entry Condition Report — which is exactly why keeping that first report safe for the whole tenancy matters so much. If you're breaking a fixed-term lease early outside of mutual agreement, reletting costs may apply, calculated on how much time is left on the agreement. Our companion guide, Ending a Tenancy in Brisbane, covers the whole moving-out process — final inspections, bond refunds, and what to do if things go wrong — in detail.

First-time renter checklist

Before applying

• Photo ID ready (driver licence or passport)
• Proof of income or Centrelink statement
• Rental reference or employer/personal reference letter
• Budget calculated including electricity, water, internet, and contents insurance
• Bond + first rent payment saved and accessible

When moving in

• Confirm the bond amount doesn't exceed 4 weeks' rent
• Confirm the bond is being lodged with the RTA, not held by the agent
• Receive the Entry Condition Report (Form 1a)
• Walk through every room and test:
  • Taps and hot water
  • Shower, bath, toilet
  • Oven, cooktop, rangehood
  • Air conditioning and fans
  • Smoke alarms (confirm interconnected and working)
  • Water-efficient fixtures — if you'll be charged for water, check the agreement states this and ask for proof of water efficiency
  • Washing machine/dryer/dishwasher (if included)
  • Windows, doors, gates, and locks
  • Powerpoints and light switches
  • Garage door and security system (if any)
• Photograph or video every room, including cupboards and outdoor areas
• Note any existing marks, damage, or issues on the report
• Return the signed condition report within 7 days
• Set up electricity, gas, water, and internet connections
• Update your address for licence, enrolment, banks, and Medicare
• Save a copy of your signed tenancy agreement and condition report somewhere safe (cloud storage, not just paper)

During the tenancy

• Report repairs in writing and keep copies
• Check any rent increase is at least 12 months since the last one
• Confirm entry notices give at least 48 hours' notice
• Keep records of all rent payments

What to watch out for

• Being asked to pay bond in cash with no RTA paperwork — always insist on a receipt and confirmation of RTA lodgement.
• Being pressured to offer more than the advertised rent — this is illegal; you can report it to the RTA.
• A property manager skipping the entry condition report — it's an offence for them not to provide one, and it's your main protection at bond-refund time.
• Verbal-only promises about repairs or inclusions — get anything agreed to in writing, ideally in the tenancy agreement's special terms.
• Unusually high rent-in-advance requests — more than 2 weeks (periodic) or 1 month (fixed-term) at the start of a tenancy isn't permitted, even if you offer it.

References

• Residential Tenancies Authority — Rental law changes
• RTA — Rental bond
• RTA — Entry condition report
• RTA — Entry to the property
• RTA — Rent payments
• RTA — Rent increases
• RTA — Water charging
• RTA — Renting with pets
• RTA — Repair guidelines for tenants
• RTA — Notice to leave (Form 12)
• Queensland Government — Renting

This guide is general information based on Queensland tenancy law as administered by the Residential Tenancies Authority (RTA), current as of the 2024–25 rental law reforms. It isn't legal advice — for advice specific to your situation, contact the RTA directly or seek independent legal advice. Live in Brisbane is an independent project and is not affiliated with the RTA or the Queensland Government.