QLD Minimum Housing Standards: A Property Manager's Compliance Checklist (2026)

Queensland's minimum housing standards became the most significant compliance addition to property managers' pre-tenancy obligations in recent years. Prescribed under section 18 of the Residential Tenancies and Rooming Accommodation Regulation 2025, these standards specify the minimum condition a rental property must meet at the start of each tenancy — and throughout it.

The implementation was staged. From 1 September 2023, the standards applied to new tenancies, including renewed agreements. From 1 September 2024, they applied to all remaining tenancies across Queensland. As of that date, there is no Queensland rental property exempt from the minimum housing standards. Every property in your portfolio — including long-term tenancies that began before 2023 — must comply.

The obligation rests with the lessor, property manager, or agent. If a property fails to meet the standards at the start of a tenancy, the responsibility for remediation sits with the landlord or their agent, not the tenant.

Why does this matter now, in 2026? Because the September 2023 commencement for new tenancies attracted most of the industry's attention, and the September 2024 extension to all tenancies was less widely discussed. Property managers who assessed compliance at the start of new tenancies but did not revisit long-running tenancies may have properties in their portfolio that have never been formally checked against the nine prescribed standards. That gap is worth closing before a tenant raises it through a Notice to Remedy Breach.

Queensland's minimum housing standards have a specific legislative source that property managers should know.

The primary Act is the Residential Tenancies and Rooming Accommodation Act 2008 (RTRAA 2008), administered by the Residential Tenancies Authority (RTA). Section 17A of the Act creates the obligation: premises must comply with prescribed minimum housing standards at the start of a tenancy and throughout it.

The specific standards themselves are prescribed by regulation. From 1 September 2025, they appear in section 18 of the Residential Tenancies and Rooming Accommodation Regulation 2025. Prior to that date, they were in Schedule 5A of the Residential Tenancies and Rooming Accommodation Regulation 2009, which expired on 31 August 2025. The substantive requirements were carried over without change when the new Regulation commenced. The 2025 Regulation also updated the prescribed condition report forms (Form 1a, Form 14a, and others), so property managers who updated their forms for the September 2025 Regulation changes were operating under the same Regulation that now governs minimum housing standards.

Three categories of Queensland tenancy have their own prescribed minimum standards: general tenancies (houses, units, townhouses, and houseboats), rooming accommodation (individual rooms), and moveable dwelling tenancies (caravans, mobile homes). This guide focuses on general tenancies, which represent the majority of property managers' portfolios. The RTA publishes separate fact sheets for each category at rta.qld.gov.au.

Section 18 of the Residential Tenancies and Rooming Accommodation Regulation 2025 prescribes nine specific minimum housing standards for general tenancies. Each is a floor requirement, not a recommendation. A property must meet all nine to be compliant.

1. Weatherproof and structurally sound — The property must be weatherproof: roofing and windows must prevent water from entering the premises when it rains. It must also be structurally sound: floors, walls, ceilings, decks, and stairs must not be likely to collapse because of rot, structural defect, or significant dampness. A leaking roof, a deck with rotting bearers, or walls saturated with structural damp each constitute a failure of this standard.

2. Fixtures and fittings in good repair — All fixtures and fittings provided with the property, including electrical appliances, must be in good repair and must not be likely to cause injury to a person through their ordinary use. A damaged power point with exposed wiring, a shower screen with cracked glass presenting a cut hazard, or a stove element that sparks are examples of items that may fail this standard.

3. Functioning locks or latches on external doors and accessible windows — Every external door and every window reachable from outside without a ladder must have a functioning lock or latch. This is a security standard protecting tenants from unauthorised entry. Windows on upper floors not accessible from ground level without a ladder are excluded, but all ground-floor and easily accessible windows must be lockable.

4. Free from vermin, damp, and mould — The property must be free from vermin, damp, and mould at the start of the tenancy. A significant qualification applies: the standard is not met when these issues were present before the tenant took possession. Mould or damp that develops later due to the tenant's behaviour (for example, insufficient bathroom ventilation) is treated separately. But pre-existing rodent infestations, structural damp, or mould present when keys are handed over is a minimum housing standards failure.

5. Privacy window coverings in rooms where tenants expect privacy — The property must have privacy coverings for windows in all rooms where the tenant might reasonably expect privacy — bedrooms being the primary example. Acceptable coverings include curtains, blinds, tinted glass, or glass frosting. The standard does not require coverings on windows already blocked from outside view by a fence, hedge, tree, or other property feature.

6. Adequate plumbing and drainage with hot and cold drinking water — The property must have adequate plumbing and drainage for the number of persons likely to occupy it. It must be connected to a water supply or other infrastructure providing both hot and cold water suitable for drinking. Properties on rainwater tank supply must ensure the tank is functional and the water is potable.

7. Bathroom and toilet facilities providing privacy, with functioning toilet — Bathroom and toilet facilities must provide the user with privacy. Each toilet must function as designed — flushing fully and refilling — and must be connected to a sewer, septic system, or other appropriate waste disposal. A toilet that fails to flush, or a bathroom door that cannot be closed, fails this standard.

8. Functioning cooktop, if a kitchen is provided — If the property includes a kitchen, that kitchen must contain a functioning cooktop. All burners or elements must work. A gas cooktop with a non-igniting burner, or an electric cooktop with a broken element, does not meet the standard. The qualifier matters: if the property has no dedicated kitchen space (unusual but possible in some configurations), this standard does not apply.

9. Laundry tap fixtures and plumbing, if laundry facilities are provided — If the property includes laundry facilities, they must include functioning tap fixtures and adequate plumbing for a washing machine connection. The standard does not require a washing machine to be provided, only that the connections are in place and functional. If the property has no laundry facilities, this standard does not apply.

There is a direct and often underused connection between Queensland's minimum housing standards and the entry condition report (Form 1a). Property managers who understand this connection can satisfy both obligations through the same inspection, and produce a single document that proves compliance on both fronts.

Form 1a must be completed and provided to the tenant on or before the day they take possession. Minimum housing standards must be met from the start of the tenancy. Both obligations land at exactly the same point in time: the pre-handover inspection.

This means your pre-tenancy inspection should simultaneously verify minimum housing standards compliance and complete the condition assessment for Form 1a. Work through each room, documenting condition for the report while also specifically confirming each of the nine standards.

In the kitchen: as you document the condition of the cooktop for Form 1a, turn on every burner or element and photograph each one working. In the bathroom: as you assess the toilet for the condition report, flush it twice to confirm it functions fully and refills correctly, and note the result. At each external door and window: as you record the condition of hardware for the report, test each lock and latch and photograph the functioning mechanism. In each bedroom: as you document the room, confirm and photograph the window covering with it drawn closed to show it provides actual privacy.

The photographs you capture for Form 1a serve double duty. They establish the condition baseline for bond purposes, and they evidence minimum housing standards compliance at the time the tenancy commenced. The RTA does not prescribe a separate minimum housing standards compliance certificate — so a well-documented Form 1a, with photographs of each relevant standard, is the most defensible compliance record available.

For more on Form 1a completion and the full Queensland entry condition report process, see the QLD condition report requirements guide and the RTA Form 1a guide.

Work through each of the following items before handing over keys. Photograph each item you verify, and note any deficiencies on a written list for the rental provider to address before the tenancy commences.

Structure and weather resistance — Walk the perimeter and inspect the roof from ground level for missing or damaged tiles, cracked flashings, or gaps where water could enter. Inspect ceiling surfaces in each room for water staining, sagging, or discolouration. Open and close all external windows in areas exposed to rain and check for draft, warping, or water damage on window sills and adjacent walls. Test floors in the bathroom, laundry, and any areas with visible moisture history for softness or sponging underfoot, which may indicate structural dampness or rot.

Fixtures and fittings — Test every power point by plugging in a phone charger or lamp. Test every light switch. Turn on every tap and run both hot and cold water at each basin and in the shower. Turn on the oven and each cooktop burner or element individually and wait long enough to confirm each heats. Test any dishwasher, rangehood, ceiling fan, and any other appliance provided with the property. Note and photograph any item that does not function correctly.

Locks and latches on external doors and accessible windows — Test the lock on every external door with the key provided. Test the latch or lock on every ground-floor window and any upper-floor window accessible without a ladder. Confirm the key provided by the rental provider operates all external door locks. Note any window that does not latch securely or any door with a stiff or faulty lock mechanism.

Vermin, damp, and mould — Inspect under kitchen and bathroom sinks for evidence of slow leaks or persistent damp. Check corners of bathrooms, bedrooms, and the laundry for mould or black staining on grout, walls, or ceiling. Inspect the subfloor access hatch if one is present and safely accessible. Check the roof cavity access if one is present, or at least inspect the ceiling for staining. Look for rodent droppings, gnaw marks on skirting boards or cabinetry, or any signs of nesting material in cupboards or behind appliances.

Privacy window coverings — Walk through every room that could reasonably be used as a bedroom. Pull the curtains or blinds fully closed and assess whether they provide genuine privacy, not just partial coverage. Confirm no covering is missing, broken, or so sheer as to be ineffective. Include any room with a closeable door and a window visible from outside, regardless of whether the floorplan labels it as a study or rumpus.

Plumbing and water supply — Run hot and cold water at every tap, shower, and bath for at least 30 seconds each. Confirm the water heater is functioning by testing hot water at a basin furthest from the heater. Flush every toilet twice and confirm it refills completely after each flush. If the property is on rainwater tank supply, confirm the tank holds water and the pump delivers adequate flow.

Bathroom and toilet privacy — Close the bathroom door and confirm it latches securely and provides privacy when closed. If there is more than one toilet in the property, confirm each toilet space can be closed for privacy.

Kitchen cooktop — Turn on every burner or element on the cooktop. For gas, listen for the igniter clicking and confirm a steady flame. For electric or induction, allow sufficient time to confirm each heats up. Do not mark a burner as passing unless you have confirmed it reaches heat.

Laundry connections — Confirm the cold water tap for the washing machine connection is present and turns on freely. Confirm the waste outlet is not blocked. If hot water is also connected to the laundry, test it. Confirm the floor drain, if present, is clear.

Before the tenancy begins — If the pre-tenancy inspection reveals a non-compliance, the right course of action is remediation before handing over the keys. Advise the rental provider in writing of each specific issue, describing the item, location, and nature of the deficiency. Where the issue affects habitability or tenant safety — a non-functional toilet, significant mould, a failed external lock — it should not be deferred. Property managers who hand over keys to a property that does not meet minimum housing standards expose the rental provider to a Notice to Remedy Breach from the first week of the tenancy.

During the tenancy — the Notice to Remedy Breach process — If a minimum housing standard is not met once a tenancy is underway, the tenant may issue the rental provider or agent with a Notice to Remedy Breach (Form 11). The Notice must identify the specific breach and allow a reasonable period to remedy it, with a minimum of 7 days. If the rental provider does not remedy the breach within the specified timeframe, the tenant can apply to the RTA for dispute resolution assistance.

RTA conciliation and QCAT — If the RTA's dispute resolution process does not resolve the matter, either party may apply to QCAT. QCAT can issue a repair order specifying the work required and the timeframe for completion. Failure to comply with a QCAT repair order is an offence under the RTRAA 2008. The maximum penalty is 50 penalty units, with an additional 5 penalty units for each week the offence continues after the charge. At Queensland's penalty unit rate of $166.90 from 1 July 2025, 50 penalty units represents $8,345 in maximum penalties for the initial offence.

What property managers should do when a Notice to Remedy Breach arrives — Treat any Notice to Remedy Breach relating to minimum housing standards as a priority matter. Forward it to the rental provider immediately with a clear explanation of the obligation and the timeframe. Arrange an inspection to verify the issue. Obtain quotes for required work. Document every step taken and every communication. If the rental provider refuses to authorise necessary work, seek guidance from the REIQ or consult with a tenancy law solicitor about your obligations as their agent.

Property managers who want to see more about the QLD bond dispute process and how condition report evidence is assessed at QCAT should read the QCAT bond dispute guide.

Section 17A of the RTRAA 2008 is clear: premises must meet minimum housing standards at the start of the tenancy and throughout the tenancy. This is an ongoing obligation, not a one-time compliance checkpoint.

What this means in practice is that a cooktop burner that fails during the tenancy means the property no longer meets the standard. A lock that breaks and cannot be latched is an immediate standards failure. Significant mould that develops due to a building defect — a leaking pipe, inadequate roof ventilation, or deteriorating waterproofing — is the rental provider's obligation to address, not the tenant's to tolerate.

Routine inspections are the natural opportunity to verify that minimum housing standard items remain in compliance. Build specific checks into your routine inspection checklist for the items most likely to deteriorate: functioning locks and latches on external windows and doors, working kitchen appliances, signs of damp or mould, and structural items like decks, stairs, and ceiling surfaces.

The distinction between landlord-side failures and tenant-caused failures matters for responsibility. If mould develops in a bathroom because the tenant has not ventilated it adequately — evidenced by your routine inspection notes showing consistently closed windows and no visible ventilation issue in the building structure — the mould may be the tenant's responsibility. If mould develops because of a building defect, inadequate structural ventilation, or a leaking pipe, it remains the rental provider's obligation regardless of when it appears. Document the condition of ventilation systems, exhaust fans, and any moisture-prone areas at every routine inspection, and note anything that has changed.

For the routine inspection process more broadly, see routine inspection notice obligations in Australia and the routine inspection checklist guide.

Mould documented in the entry condition report but not remediated before handover — If mould appears in Form 1a photographs, the property arrived in the tenancy with a minimum housing standards failure on record. Completing the condition report and then handing over keys without requiring remediation does not protect the rental provider — it creates a timestamped record of the breach. Mould visible at entry must be professionally remediated before the tenancy commences.

Broken latches on accessible windows — Ground-floor window latches deteriorate faster than door hardware and are less frequently tested during inspections. Window latches that appear functional but do not hold under minimal pressure are a compliance failure for the security standard. Test every accessible window latch by applying firm outward pressure to confirm it holds, not just by flicking it closed.

Missing or inadequate privacy coverings in secondary bedrooms or studies — A room with a closeable door, a window with direct outside sightlines, and no curtains or blinds fails the privacy standard regardless of how the floorplan labels it. The question is whether a tenant could reasonably use the room as a bedroom and expect privacy. If yes, it needs adequate privacy coverings. Translucent or sheer coverings that do not obstruct outside views do not satisfy the standard.

A cooktop with one non-functional element or burner — Four-burner cooktops with one dead element are one of the most common kitchen compliance failures. Property managers who test cooktops superficially — turning on one or two burners and assuming the rest work — miss these failures. Every burner must be tested individually before the pre-tenancy inspection is signed off.

Laundry tap connections that technically exist but have negligible flow — A washing machine cold water tap corroded to a trickle or a hot water connection that has been turned off behind the wall does not constitute adequate plumbing for a functional laundry. Run the tap fully open and observe adequate flow before marking the laundry connections as compliant.

Structural damp concealed by cosmetic renovation — Properties that have been freshly painted before listing can conceal damp that will re-emerge within weeks of a tenancy commencing. If there is any evidence of prior water damage — patchy new paint on specific wall sections, a noticeable paint odour in enclosed spaces, or fresh sealant around floor junctions — probe those areas more carefully or recommend a building inspection before the tenancy commences.

Minimum housing standards compliance is only as defensible as the documentation that supports it. Whether a dispute arises at RTA conciliation, QCAT, or during an internal review, documentation is what determines the outcome.

For each property, maintain a pre-tenancy compliance record that shows when and how each minimum housing standard was verified before the tenancy commenced. The most efficient approach is to make this verification part of the Form 1a completion process: a well-prepared entry condition report, with photographs of each relevant standard item and notes confirming that specific checks were performed, serves as the compliance record without requiring a separate document.

Each photograph should show the item clearly, in context, and where possible capture its functional state — a cooktop with a burner lit, a toilet with water in the bowl post-flush, a window lock closed and engaged. A photo collection that documents the property's physical appearance but does not capture functional states leaves gaps that are difficult to address in a dispute.

Retain entry condition reports, photographs, and any related compliance notes for at least 12 months after the tenancy ends. Where a dispute is ongoing or anticipated, retain all records until the matter is resolved. Digital inspection tools that preserve photographs with embedded timestamps and GPS coordinates provide a stronger audit trail than manually organised photo libraries, because the metadata is tied directly to each specific item in the condition report.

When a tenant issues a Notice to Remedy Breach related to minimum housing standards, create a separate file for that matter. Document the date you received the Notice, the date you forwarded it to the rental provider, the rental provider's instructions, and the dates of all subsequent inspections, quotes, and remediation work. This timeline is what demonstrates reasonable and timely action if the matter escalates to QCAT.

ConditionHQ generates Form 1a-compliant Queensland entry condition reports with AI-assisted condition descriptions from photographs, captures each photo in context against the relevant item, and produces a timestamped audit trail showing when the report was completed and delivered. For agencies looking to strengthen their minimum housing standards compliance documentation as part of the entry condition report workflow, the free tier allows three full reports per month with no credit card required.