Should Landlords do Property Upgrades?
How Often Should Landlords Upgrade Paint, Carpets, and Appliances in Queensland?
In Queensland, landlords have a legal obligation to ensure their rental properties are safe, secure, and in good repair under the Residential Tenancies and Rooming Accommodation Act 2008. While the law doesn't prescribe exact timelines for upgrades like painting, carpets, or appliances, it does require that the property be maintained to a standard that is “fit for the tenant to live in.”
Painting generally needs refreshing every 5 to 7 years, though high-traffic areas may require attention more frequently. While there’s no specific legal timeframe in Queensland, poorly maintained paint — particularly if it's flaking or contains old lead-based layers — could breach the landlord's duty to maintain the premises in good condition. Fresh paint can also help justify rent adjustments and improve tenant retention.
Carpets in Queensland rentals must be clean, safe, and free of significant wear or hazards. While the law doesn’t require landlords to replace carpets at fixed intervals, the RTA (Residential Tenancies Authority) expects flooring to be in reasonable condition for the duration of a tenancy. Carpets typically last 7 to 10 years, and if they become torn, threadbare, or cause allergy concerns, replacement may be necessary to stay compliant and competitive. It’s also worth noting that depreciation schedules from the ATO (Australian Taxation Office) list carpet as having an effective life of 8 years for tax purposes — a good benchmark for replacement timing.
Appliances such as stoves, ovens, and air conditioning units provided as part of the tenancy must be in good working order. If they break down due to fair wear and tear, it’s the landlord’s responsibility to repair or replace them promptly. While Queensland legislation doesn’t specify appliance replacement cycles, a good guide is the ATO’s depreciation schedule — for example, ovens are listed with an effective life of 12 years.
Staying proactive with property upgrades not only keeps you compliant with Queensland rental laws but also shows tenants that their comfort and safety matter. Regular reviews between tenancies or every few years can help landlords identify opportunities to refresh their property, reduce vacancy periods, and protect long-term rental value.
These articles are general in nature and are not financial or legal advice. Please consult your professional financial and legal advisors before making any decisions.