From 1 May 2025, significant changes came into effect under the Stage 3 Rental Law Reforms in Queensland, impacting how tenancies are managed across the state. Minor updates to the forms were made in March 2026.
Introduced under the Residential Tenancies and Rooming Accommodation Act 2008, these reforms are designed to standardise processes, strengthen privacy protections, and create a more balanced framework between landlords and tenants.
Below is a clear breakdown of the key updates and what they mean for you as a property owner.
📝 Standardised Rental Applications
All tenancy applications must now be submitted using approved forms:
- Form 22 (general tenancies)
- Form R22 (rooming accommodation)
This creates a consistent process across the industry.
Permitted information includes:
✔ Employment details
✔ Proof of income
✔ Rental history
✔ Personal references
Information that can no longer be requested:
❌ Bank statements
❌ Legal history
❌ Bond claim history
❌ Details relating to previous breaches
Tenants must also be provided with at least two ways to submit their application, with at least one free option (such as email or in person).
🔐 Entry Notice Periods & Inspection Limits
Changes to entry conditions will impact how and when properties can be accessed:
- Minimum entry notice has increased from 24 to 48 hours for most situations
- Routine inspections remains the same with 7 days’ notice required
- After a Notice to Leave or Intention to Leave is issued: Entry is limited to twice per week
- Open homes: Require tenant consent, however private inspections cannot be unreasonably refused
🛠️ Tenant Requests for Fixtures & Modifications
Tenants can now formally request to make changes to the property, including:
- Installing handrails or safety features
- Adding picture hooks
- Proposing improvements such as air conditioning or minor upgrades
What this means for landlords:
- Requests must be responded to in writing within 28 days
- Any refusal must be reasonable
- Conditions can be applied (e.g. licensed trades, restoration requirements)
- Tenants are generally responsible for associated costs and reinstatement
If you choose to retain an improvement (such as an air-conditioning unit), compensation to the tenant may be required at the end of the tenancy.
🔒 Privacy & Data Protection
Stronger data handling requirements are now in place:
- Tenant information must be securely stored and only used for tenancy-related purposes
- Application records must be retained for a minimum of 12 months after the tenancy ends
💰 Disclosure of Financial Incentives
If a property manager or owner receives any financial benefit from third-party services (such as rent payment platforms), this must be clearly disclosed to the tenant before they agree to use the service.
✅ Supporting You Through the Changes
We understand these reforms introduce new layers of compliance and, in some cases, added complexity. While not every change aligns with how the industry has traditionally operated, non-compliance can carry serious consequences.
At Orbit Property Group, we’ve already updated our systems, trained our team, and implemented procedures to ensure you remain fully compliant—without the stress.
Our focus remains the same: protecting your investment while navigating these changes with confidence and professionalism.
If you’d like to discuss how these reforms impact your property, feel free to reach out to our team at any time.
