FAQ's When Renting Out Your Property
How do you determine the best rent for my property?
We always strive to achieve the maximum rent possible; however, we must also ensure the rent is set at the correct market rate to get your property rented promptly. To present your property successfully on the market, we consider a range of factors, including demand, current availability, recently rented properties, and the property’s condition.
What if I want a rent amount that is higher?
You may list your property at your preferred rental amount. However, the market ultimately sets rent, and if prospective tenants consider the amount too high, your property may remain vacant longer than necessary. Keep in mind that your annual rental return may reduce by approximately 2% for every week the property remains vacant.
What do you do to advertise my property?
Once we have a signed management agreement authorising us to act on your behalf, we will begin advertising your property using the following methods:
- Office Window Display – A copy of your property advertisement is displayed in our office window
- Online Advertising – Your property description and photos are uploaded to:
- Screening our current database - Identify suitable applicants already in our database, which may allow us to secure a tenant without extensive advertising
How should the property be presented?
The property should be presented in the best possible condition to attract the right tenant. A poor first impression can deter prospective tenants.
How does someone apply for my property?
Prospective tenants must complete an application form and provide consent for us to verify the information. We will not discuss an applicant with you unless this form has been completed.
What if an applicant contacts me directly?
Please direct any interested parties to our agency on (07) 4011 5077. We will provide the necessary documentation and carry out all required checks.
How do you check an applicant?
We verify payment and tenancy history by contacting current and previous landlords or agents and confirming employment. Applicants are also checked against the National Tenancy Database (TICA) and through personal references to ensure their income can sustain the weekly rent.
If an applicant has no tenancy history, we may consider alternative evidence such as stable employment history with references. In some cases, we may contact you to discuss the best approach.
Do you provide a reason if an application is rejected?
Legally, we are not required to provide a reason, and as industry practice, we do not provide one.
Who selects the applicant for my property?
You do. We provide all the collected information and may offer guidance based on our experience, but the final decision is always yours.
Do you guarantee the tenant?
We cannot guarantee any tenant’s performance. Our role is to reduce risk by thoroughly checking applicants and monitoring compliance throughout the tenancy. Landlord risk is inherent, and landlord insurance is strongly recommended.
How clean should the property be when a new tenant moves in?
The property should be reasonably clean, in accordance with legislative requirements. In cases where the property is provided in an extreme level of cleanliness, we ask the tenant to leave the property likewise. Tenants are expected to return the property in the condition it was provided, allowing for fair wear and tear.
What do you explain to the tenant at move-in?
We cover all legal obligations, including:
- Rent payment methods and due dates
- Procedures for repairs and emergency maintenance
- Inspection schedule and expectations
- Ingoing condition report (Form 1a) and bond lodgment form (Form 2)
- Pet agreements, if applicable
- The RTA booklet “A Guide for Tenants”
What does a tenant sign when starting a tenancy?
The tenant signs a tenancy agreement outlining the lease terms and conditions. A copy is provided to you for your records.
When do tenants receive keys and possession?
Keys and possession are granted once all forms are signed and bond and first rental payments are received, in line with the agreed start date.
If I allow pets, what are the expectations?
Tenants must sign a pet agreement covering:
- No additional pets without permission
- Pets may not enter the property
- Pets must be removed if they become a nuisance
- Tenants are responsible for any damage or waste
While we cannot monitor the property constantly, we address any breaches noted during inspections.
How Do I Ensure The Pet Will Not Come Inside The Property?
We obligate the tenant to commit in writing that they will not bring the pet inside. However as we are unable to monitor the property all of the time, we cannot guarantee that the pet will not come inside the property. We do look out for any warning signs whilst at the property conducting inspections and make note to the tenant if any signs are there and can issue them with a breach notice.
How and when is rent collected?
Rent is paid into our Business Trust Account, which is audited three times per year. Rental payments are then deposited into your nominated account by the first working day following month-end, or as agreed in your management agreement.
What happens if a tenant does not pay rent?
We follow a structured rent arrears process:
- 3 days behind – Daily SMS reminders and phone call if 5–7 days behind
- 8 days behind – Letter and notice to remedy breach, with phone follow-up
- 15 days behind – Notice to vacate issued
- Approx. 22 days behind – Application to QCAT for order and warrant of possession
- 30–35 days behind – Tribunal hearing for rent arrears or eviction
- 5–7 weeks behind – Eviction may occur if payments are not made as ordered
Without landlord insurance, recovering lost rent can be difficult. Insurance is recommended to cover potential shortfalls.
How often is rent reviewed?
Rent is reviewed before each lease renewal and as market conditions require. We always seek your approval before increasing rent.
Do you inspect the property at the beginning of a tenancy?
Yes. We conduct a comprehensive inspection when a tenant first moves into your property.
The property is inspected area by area — including the lounge room, bedrooms, kitchen, front and rear yards, garage and other spaces — and then item by item within each area (walls, ceilings, light fittings, curtains, windows, stove and more).
We carefully record the condition and cleanliness of each item, along with detailed notes describing any marks, scratches, dents or other visible wear. We also take extensive photographs of both the interior and exterior of the property.
This detailed document is known as the “Entry Condition Report” (Form 1a).
How often do you inspect the property during the tenancy?
The Residential Tenancies Act states that we can only inspect your property not more than every 4 months for the same reason. The first inspection we are allowed to conduct cannot be within the first 3 months of the tenancy.
These inspections are less detailed than the entry inspection and involve a room-by-room walkthrough to ensure the property is being kept reasonably clean and free from damage.
We record any maintenance issues reported or observed and take photographs where permitted (noting that we cannot take photos if a tenant refuses permission for privacy reasons).
A copy of the inspection report will be provided to you, and if any urgent matters arise, we will contact you promptly by phone or email.
How much bond is taken?
Standard bond is four times the weekly rental amount. Pet bonds are not legally permitted.
If the tenant has a pet, can I ask for an extra bond (a pet bond)?
Unfortunately no! We are legally only allowed to take one bond.
Who is responsible for repairs and maintenance?
Landlords are responsible for maintaining the property in good repair. Urgent after-hours issues can be reported via our office contact. Tenants are only responsible for damage beyond fair wear and tear.
What happens if a repair is required after hours, or on weekends?
Please contact our office number which will provide you with an after hours mobile number and we will be able to assist you with any urgent repairs or maintenance.
Who is responsible for general wear and tear?
General wear and tear that occurs from tenants simply living in a property is expected, and legislation provides that it must be allowed for. A few extra marks and scuffs on walls, along with minor chips and scratches to doors and doorways, will occur over time, as will the gradual wear of items within the property.
A tenant can only be held responsible if the wear and tear is considered ‘excessive’ for the length of time they have been in possession of the property. For example, if a newly painted property has severely marked walls after two years, requiring repainting, this may not be deemed ‘reasonable’ wear and tear.
In a tribunal, if this situation is proven, it could result in the tenant being required to pay for repainting, less any depreciation based on the age of the paintwork at the time it is redone.
What if damage to my property is the tenant’s fault?
If a tenant causes damage to an item that is not the result of normal breakdown or fair wear and tear, the cost of repair will be charged to the tenant.
Generally, a qualified tradesperson will advise whether the repair is due to normal wear and tear or has been caused by the tenant.
What about the smoke alarms?
All smoke alarms must comply with Australian Fire & Safety Standards & must be installed in all residential buildings. It is the legal responsibility of owners and landlords to install smoke alarms. In addition, the landlord has a duty of care under common law to provide tenants with safe housing and ensure the smoke alarms are functional. We offer a service provided by Smoke Alarms Solutions to conduct this service for you & issue with all the necessary compliance certificates upon servicing. Therefore, tenants are not legally responsible for the maintenance of smoke alarms.
What type of smoke alarm should be fitted?
The Fire and Emergency Services (Domestic Smoke Alarms) Amendment Act 2016 (Qld) commenced on 1 January 2017 and introduced additional obligations for property owners and managers regarding the installation and maintenance of smoke alarms in domestic dwellings.
If existing smoke alarms were manufactured less than 10 years ago and remain in good working order, they may comply with the current legislative requirements. For further information on Queensland’s smoke alarm legislation, please refer to Queensland Fire and Emergency Services. If you have specific questions, you may contact them at .
From January 2022, smoke alarms in all dwellings must:
- Be photoelectric (AS 3786-2014)
- Not contain an ionisation sensor
- Be less than 10 years old
- Operate when tested
- Be interconnected with every other smoke alarm in the dwelling so they activate simultaneously
- Be either hardwired or powered by a non-removable 10-year battery
Smoke alarms must be installed:
- On each storey of the dwelling
- In each bedroom
- In hallways connecting bedrooms to the rest of the dwelling
- If there is no hallway, between the bedrooms and other parts of the storey
- If there are no bedrooms on a storey, at least one smoke alarm must be installed in the most likely path of travel to exit the dwelling
In addition, property owners and managers must:
- Test and clean smoke alarms and replace any flat or nearly flat batteries within 30 days before the start or renewal of a tenancy
- Not remove a smoke alarm or its battery (other than for replacement) or do anything to reduce its effectiveness, such as painting over it
Who is responsible maintaining the lawns and gardens?
Tenants maintain lawns and gardens to the standard they were given. Landlords are responsible for trees over 2 metres, gutters, and pruning.
What about cleaning the roof gutters and pruning?
Legislation states that it is the landlord’s responsibility to ensure these tasks are carried out. Of course, we can arrange gardeners on your behalf to complete them.
Who decides if the lease will be renewed?
You do. We will contact you by letter or email before the lease expires to seek your instructions on whether you wish to renew or not. Once we have your approval, we will approach the tenant to arrange the lease renewal.
If I do not wish to renew the lease, do I have to give a reason?
No. You are not obligated to provide a reason if you choose not to renew the lease. However, 60 days’ notice is required if you wish to issue a Notice to Leave (Form 12) at the end of the tenancy.
What happens when the tenant vacates the property?
When a tenant intends to vacate, they must provide a minimum of 14 days’ written notice using Form 13. We provide them with detailed information about how the property must be presented.
Once the tenant has fully vacated, we compare the property against the entry condition report completed at the start of the tenancy. Each item is carefully checked to ensure it has been left in the same condition, taking into account reasonable wear and tear for the period of tenancy. This is a legislative requirement.
When the tenant has vacated and the bond is refunded, this indicates that:
- The tenant has removed all belongings and returned the keys
- The property has been inspected and is satisfactory compared with the entry report
- All rent, water charges, and other outstanding invoices have been paid
- Any re-letting fees or advertising costs are accounted for if the tenant broke their lease
How much notice must my tenant give when they want to vacate?
For both fixed-term and non-fixed-term leases, tenants must provide 14 days’ written notice using Form 13. We will contact tenants early to confirm their intentions regarding lease renewal or vacating the property.
If a tenant breaks a fixed-term lease, they may vacate with little or no notice, but they remain responsible for rent until a new tenant is secured or until the end of the lease, whichever occurs first. They must also contribute to the letting fee and advertising costs.
Who pays for the letting fee and advertising costs when a tenant breaks their lease early?
We cannot control tenants who break their lease early. In such cases, letting and advertising fees may need to be incurred again. Legislation allows us to recover part or all of these costs from the tenant, depending on the remaining lease term and any prior periods they have occupied the property.
What happens if the tenant breaches their tenancy?
The action taken depends on the nature of the breach. Minor issues may be addressed verbally or in writing. Serious breaches, such as illegal use of the property or failure to pay rent, will be discussed with you before deciding whether to issue a termination notice or pursue alternative resolution methods.
Do I need landlord insurance if I have an agent?
Yes. An agent cannot guarantee a tenant’s performance, so the property owner should be insured against potential risks.
Why do I need landlord insurance if I have a good tenant?
Even reliable tenants’ circumstances can change, potentially leading to unpaid rent or property damage. Landlord insurance protects you in such situations, regardless of the tenant’s history.
What does landlord insurance cover?
Landlord insurance typically covers loss of rent due to tenant default and malicious damage caused by tenants. It is important to review your policy carefully and understand what is covered, including any applicable excesses.
Who pays for electricity and gas charges?
Tenants are responsible for electricity and gas consumption. The landlord covers any supply charges, such as compliance certificates for bottled gas.
Who pays for water charges?
Tenants pay water consumption charges if the property has separate water-efficient metering. Partial water charges may apply where the property is not fully compliant. If water is not separately metered, the landlord is responsible for all charges. Landlords always pay the rates portion of the water invoice.
Should I have my property regularly checked for termites?
Yes. We strongly recommend regular termite inspections. Many building insurance policies exclude termite damage, so regular checks help prevent or identify damage early, potentially saving significant costs.
Why do I receive statements?
We issue monthly and annual financial statements accounting for all monies handled on your behalf, in accordance with legislative requirements. Monthly statements include invoices and disbursements, while the annual statement consolidates all monthly statements for your convenience.
When do I receive statements?
Monthly statements are sent a day or two after rent is received. The annual statement is sent in July, following the end of the financial year.
What do I do if I misplace a statement?
You can call our office to have a statement reissued or download a copy via our online owner portal at www.goldcityrealty.com.au.
What happens to the tenancy if I wish to sell my property?
You may sell your property at any time. Fixed-term leases remain valid, meaning the new owner must respect the lease unless the tenant agrees in writing to end it early.
What if I or a family member wants to move in?
The same rules apply as when selling. The tenant’s fixed-term lease must be honoured unless they agree in writing to vacate. Compensation may be required, agreed between landlord and tenant.
What if the tenant is on a non-fixed-term agreement?
For non-fixed-term leases, you may issue notice to vacate at any time, with a minimum of 60 days’ notice (allowing for postal delivery).
Can you sell my property on my behalf?
Yes. Selling your property is part of our service. Coordinating between sales and tenancy is easier when the same agency manages both, and tenants are more comfortable dealing with a familiar company.
How do I change property management from another agent?
If your property is currently managed by another agency and you wish to switch to Gold City Realty, simply contact us to complete a form. We will notify your tenant, collect keys from the previous agent, and continue management seamlessly. Changing agents is straightforward and hassle-free.
Where can I get more information regarding tenancies?
Further information is available from:
- Residential Tenancy Authority (RTA)
- Residential Tenancies and Rooming Accommodation Act 2008
- Property Agents and Motor Dealers Act 2000
- Property Occupations Act 2014
- Queensland Government Legislation
