Regarding what you need to do as a landlord in QLD and how to protect yourself:
Before Approving a Tenant
1. Ensure you have had a check done on the tenant (which you can arrange through us).
2. Ensure you have phoned/ checked all the tenants references (they will be asked to supply current employer, current landlord, and personal references on our tenancy application)
3. Ensure you have physically sighted proof of identification, proof of income, proof of address, and proof rental history (e.g. lease agreement, written reference, or tenant ledger)
Once you wish to approve a Tenant
1. Meet with them and sign a General tenancy agreement form, which is available here: https://www.rta.qld.gov.au/resources/forms/forms-for-general-tenancies/general-tenancy-agreement-form-18a or a Moveable dwelling agreement form (if more appropriate) which is available here: https://www.rta.qld.gov.au/Resources/Forms/Forms-for-general-tenancies/Moveable-dwelling-tenancy-agreement-Form-18b
2. Complete a property condition report within 7 days of the start of the tenancy, keep one copy for yourself and supply two copies to the tenant. Where possibly, it can be helpful to complete this together with the tenant to minimize disagreements about what is noted. You can get this form here https://www.rta.qld.gov.au/Resources/Forms/Forms-for-general-tenancies/Entry-condition-report-Form-1-a
3. Request a bond of 4 weeks rent from the tenant. When you receive it, make sure to provide the tenant with a receipt, and also have them sign a Bond Lodgement Form which is available here: https://www.rta.qld.gov.au/Resources/Forms/Forms-for-general-tenancies/Bond-lodgement-Form-2 Also see this link: https://www.rta.qld.gov.au/Renting/Starting-a-tenancy/Rental-bond-deposits-and-utilities/What-is-a-rental-bond
4. Lodge the bond within 10 days with the Residential Tenancies Authority by taking it to the RTA in person, by posting it, or online here: https://www.rta.qld.gov.au/Resources/Forms/Submit-bond-lodgement-online/Online-bond-lodgement-information . The tenant will receive an Acknowledge of rental bond from the RTA once the bond has been lodged. You can apply for release of monies to you to cover damage or if the tenant breaks the lease/stops paying rent.
During the Tenancy
1. Conduct routine inspections of the property up to once every 3 months, with 7 days written notice each time. Use this form to provide notice: https://www.rta.qld.gov.au/Resources/Forms/Forms-for-general-tenancies/Entry-notice-Form-9
2. Make sure to keep documentation of any occurrences, e.g. copies of any letters/receipts you send to tenant, photos of any damage etc. just in case there ever a dispute in future,
We strongly recommend completing National Tenancy Database / TICA blacklist checks before approving any tenant (you can arrange this through PropertyNow). In addition to checking tenancy blacklists, you should also consider checking the ACCR criminal court attendance database here: https://auccr.com/free and may order full police background checks through PropertyNow if you wish
Most importantly, consider taking out Landlords Insurance – this covers you for theft, malicious damage, or loss of rent if the tenant stopping paying - http://www.canstar.com.au/home-insurance/what-is-landlord-insurance/
There are many different providers so make sure to shop around.
We also strongly recommend reading the Managing General Tenancies in Queensland booklet that the RTA puts out – you can obtain it at: https://www.rta.qld.gov.au/Resources/Publications/For-managers-of-general-tenancies
Other forms you may need at some point are available at: https://www.rta.qld.gov.au/Resources/Forms/Forms-for-general-tenancies