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LKG Entry Condition Report (Form 1a)
An Important Record of Your Property at the Start of Your Tenancy
The Entry Condition Report – Form 1a records the condition of your rental property and its inclusions at the beginning of your tenancy.
It is one of the most important records you will receive when moving into a property.
A properly completed Entry Condition Report, together with photographs or video where appropriate, helps protect both you and the property owner by providing a clear record of the property's starting condition.
Please take the time to review it carefully.
What Do I Need to Do?
When you receive your Entry Condition Report:
1. Inspect the Property Carefully
Walk through the entire property and compare its actual condition with the report provided to you.
Check items such as:
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Walls, ceilings and doors
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Floors and carpets
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Windows, tracks, blinds and screens
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Kitchen surfaces and appliances
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Bathrooms and toilets
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Lights, switches and power points
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Air conditioners and fans
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Built-in cupboards and wardrobes
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Garage and storage areas
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Balconies, patios and outdoor areas
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Gardens and lawns where applicable
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Keys, remotes and access devices
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Any furniture or other inclusions supplied with the property
Do not assume that a small mark, stain or defect is too minor to record.
2. Agree or Disagree With the Report
If you agree with the condition recorded by Loyal Keeper Group, confirm this in the report.
If you disagree with any item, clearly record your own observation.
For example:
Property Manager Record:
Carpet – Clean / Undamaged
Tenant Comment:
Small existing stain approximately 10 cm wide beside bedroom wardrobe.
Be specific wherever possible.
Comments such as:
“Dirty”
or
“Damaged”
are less useful than a clear description of exactly what you observed and where it is located.
3. Add Photos or Video
Photographs and video can provide valuable supporting evidence.
We recommend taking clear, date-stamped photographs of:
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Existing marks or scratches
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Carpet stains
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Wall damage
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Chips or cracks
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Existing wear
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Areas you believe require additional cleaning
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Damaged fixtures or fittings
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Any difference between the property and the Entry Condition Report
Where possible, take:
A wider photograph showing where the issue is located, and
A closer photograph showing the condition in detail.
Keep your own copy of your photographs and videos for the duration of your tenancy.
When Must I Return the Report?
Your completed and signed Entry Condition Report must be returned within 7 days after the later of:
the day you occupy the property; or
the day you receive the Entry Condition Report.
Please do not leave the report until the end of the 7-day period if you can complete it earlier.
Once Loyal Keeper Group receives the completed report, a copy of the final signed report will be returned to you in accordance with Queensland tenancy requirements.
Keep this final copy with your tenancy records.
What If I Miss Something?
Your Entry Condition Report should be completed as thoroughly as reasonably possible when your tenancy begins.
If you discover an issue requiring repair after submitting the report, please report it separately through the PropertyMe Tenant Portal.
A maintenance request and an Entry Condition Report serve different purposes:
Entry Condition Report
Records the condition of the property when your tenancy began.
Maintenance Request
Reports something that requires inspection, repair or further action.
Recording something on the Entry Condition Report does not automatically create a maintenance request.
If something requires repair, please also report it through PropertyMe.
Report Maintenance Through PropertyMe
Cleaning Condition at the Start of Your Tenancy
The Entry Condition Report should also accurately record the cleanliness of the property when your tenancy begins.
Where Loyal Keeper Group has arranged professional cleaning, carpet cleaning or other cleaning services before your tenancy, we may also provide or retain supporting commencement records showing the cleaning standard at the start of the tenancy.
These records may include:
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Professional cleaning records
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Carpet cleaning records
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Photographs
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Invoices or service records
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Other supporting condition evidence
These documents are intended to help establish the starting condition and standard of cleanliness of the property.
What Does This Mean When You Leave?
At the end of your tenancy, your responsibility is generally to return the property, as far as possible, in the same condition and standard it was in at the beginning of the tenancy, allowing for fair wear and tear.
For example, if carpets were provided to you in a particular clean condition at the start of the tenancy, they should be returned to the same standard at the end of the tenancy, allowing for fair wear and tear.
Providing evidence that professional cleaning or carpet cleaning was carried out before your tenancy does not by itself mean that you must engage a professional cleaning company when you leave.
Unless a lawful tenancy or pet-related condition applies, tenants generally have a choice about how they achieve the required cleaning standard.
What matters is the condition in which the property is returned.
Professional Cleaning Records
Where a Cleaning or Carpet Cleaning Commencement Record is provided with your tenancy documents, please keep it together with your Entry Condition Report.
It forms part of the supporting evidence showing the condition in which the property was provided to you.
If you believe the property does not match the cleaning condition described in that record, please:
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Record the difference in your Entry Condition Report
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Take clear photographs
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Notify our Property Management Team promptly
This gives both parties a clear record at the beginning of the tenancy rather than trying to establish what happened months or years later.
Fair Wear and Tear
Normal deterioration that occurs through ordinary use of a property over time may be considered fair wear and tear.
Tenants are not expected to return a property in better condition than it was when the tenancy began.
However, fair wear and tear does not generally include matters such as dirt, grease, avoidable staining or damage caused during the tenancy.
Your Entry Condition Report helps establish the difference between:
pre-existing condition
normal fair wear and tear
and
damage or cleaning issues arising during the tenancy.
Before You Submit Your Report
Before returning your Entry Condition Report, check that you have:
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Inspected every area of the property
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Reviewed each section of the report
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Added your comments where you disagree
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Recorded existing damage or cleaning concerns
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Attached or retained supporting photographs
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Reported any maintenance issues separately through PropertyMe
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Signed and dated the report
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Kept a copy of your supporting evidence
Need Help?
If you are unsure how to complete your Entry Condition Report or believe something important is missing, please contact our Property Management Team.
Loyal Keeper Group Property Management Team
Phone: 1300 880 824
Email: info@loyalkeeper.com.au
For maintenance matters, please use the PropertyMe Tenant Portal.
Official RTA Information
For current Queensland Government information about Entry Condition Reports and the latest Form 1a, please refer to the Residential Tenancies Authority.