Property Care, Cleaning, Gardens & Outdoor Areas

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Property Care, Cleaning, Gardens & Outdoor Areas

Caring for Your Rental Home

During your tenancy, you are responsible for taking reasonable care of the property, keeping it reasonably clean and promptly reporting damage or maintenance issues.

The property owner and Loyal Keeper Group also have responsibilities to maintain the property and its inclusions in good repair and ensure applicable minimum housing standards continue to be met.

This guide explains some of the most common day-to-day property care responsibilities.

Your General Tenancy Agreement and any property-specific special terms should always be checked, as arrangements can vary between properties.

Keeping the Property Clean

Tenants are responsible for keeping the premises reasonably clean throughout the tenancy.

Normal property care may include:

  • Regularly vacuuming, sweeping or mopping floors

  • Cleaning kitchen surfaces

  • Cleaning the oven and cooktop as required

  • Cleaning bathrooms, showers and toilets

  • Removing soap residue and normal surface build-up

  • Cleaning accessible windows and window tracks

  • Dusting accessible surfaces

  • Cleaning cupboards and storage areas

  • Cleaning accessible rangehood filters

  • Cleaning accessible air-conditioning filters where appropriate

  • Keeping balconies, patios and outdoor living areas reasonably tidy

  • Removing household rubbish appropriately

Regular cleaning can also help identify maintenance issues early, such as water leaks, deterioration or mould.

If you discover a repair issue while cleaning the property, please report it rather than attempting specialist repairs yourself.

Report Maintenance Through PropertyMe

The Starting Condition Matters

Your responsibility is not to keep the property in better condition than it was when your tenancy began.

Your Entry Condition Report – Form 1a, together with commencement photographs and other records, establishes the property's starting condition.

At the end of your tenancy, you are generally required to return the property, as far as possible, in the same condition it was in at the beginning of the tenancy, allowing for fair wear and tear.

Entry Condition Report – Form 1a Guide

Fair Wear and Tear

Fair wear and tear is the normal deterioration that occurs through ordinary use, ageing and exposure to the environment.

Examples may include:

  • Carpet gradually wearing through normal foot traffic

  • Carpet pile flattening beneath normal furniture

  • Paint fading from sunlight

  • Curtains fading over time

  • Minor building settlement cracks

  • Garden mulch naturally breaking down

Fair wear and tear does not generally include:

  • Dirt, grime or grease

  • Avoidable stains

  • Damage from misuse

  • Pet damage

  • Scratches caused by careless use

  • Damage caused by failing to take reasonable care of the property

Each situation should be assessed according to the circumstances, age and condition of the item and the Entry Condition Report.

Professional Cleaning

You may choose to engage a professional cleaner during or at the end of your tenancy, but Queensland tenancy law does not generally require a tenant to purchase professional cleaning services simply because the property was professionally cleaned before they moved in.

The important requirement is the standard of cleanliness and condition, not who performs the cleaning.

For example, if carpets were provided in a particular clean condition at the beginning of the tenancy, they should generally be returned to that same standard at the end, allowing for fair wear and tear.

Different lawful conditions can apply where professional carpet cleaning or fumigation forms part of an approved pet arrangement.

Pets, Fixtures & Changes to the Property

Carpets

Please take reasonable care to avoid unnecessary staining or damage to carpets.

If a spill occurs:

  • Attend to it promptly where appropriate

  • Follow any manufacturer or property-specific care instructions

  • Avoid using harsh products that may damage the carpet

  • Report significant damage or water ingress promptly

At the end of the tenancy, the carpet condition will be considered against its condition at the beginning of the tenancy, allowing for fair wear and tear.

Lawns and Gardens

Responsibility for lawn and garden maintenance should be outlined in your tenancy agreement.

Where routine yard maintenance is the tenant's responsibility, this will generally include ordinary work such as:

  • Mowing

  • Edging

  • Weeding

  • General tidying

  • Removing ordinary garden debris

  • Reasonable watering subject to local restrictions and property arrangements

Please maintain lawns and gardens regularly rather than allowing them to become substantially overgrown.

Major Trees, Hedges and Specialist Garden Work

Major tree or garden work is different from ordinary lawn and garden maintenance.

Work such as:

  • Tree lopping

  • Large tree pruning

  • Specialist pruning

  • Work requiring ladders or specialist equipment

  • Removal of dangerous trees or large limbs

  • Specialist maintenance of particular plants

is generally the responsibility of the property manager/owner unless another lawful arrangement has specifically been agreed.

Do not climb trees, work at unsafe heights or attempt specialist tree work yourself.

If you believe a tree, branch or garden feature may be unsafe:

Report Maintenance Through PropertyMe

If there is an immediate danger to people or the property:

1300 880 824 – 24/7 Urgent Reporting

Fallen Branches and Palm Fronds

Responsibility can depend on the size and circumstances.

A tenant may reasonably deal with small, manageable branches or ordinary garden debris as part of routine yard care.

Large branches or fallen limbs requiring:

  • Specialist equipment

  • Chainsaws

  • Ladders

  • Heavy lifting

  • Professional removal

should be reported to Loyal Keeper Group.

Do not attempt work that is unsafe or requires specialist equipment.

If a fallen tree or branch has damaged the property, please report the damage promptly.

Lawns During Dry Weather

Queensland weather conditions can place significant stress on lawns and gardens.

Tenants should comply with any applicable local water restrictions.

A tenant may not necessarily be responsible where lawns, trees or plants deteriorate because of:

  • Lawful water restrictions

  • Extreme dry weather

  • Environmental conditions outside the tenant's reasonable control

However, concerns about lawns, gardens or trees deteriorating should still be reported to us promptly.

This gives the property owner an opportunity to assess whether additional action is required.

Garden Maintenance Contractors

Some properties have lawn or garden maintenance arranged by the property owner.

If an external garden contractor is included as part of your tenancy arrangements, this should be reflected in the tenancy agreement or property-specific information.

Please remember that having a contractor attend does not necessarily mean the tenant has no outdoor responsibilities at all.

Your tenancy agreement will determine the agreed division of responsibilities.

Tenants cannot generally be required to enter into their own maintenance contract with a particular garden company as an additional condition of the tenancy.

Pools

If your rental property has a swimming pool, spa or other regulated pool, specific safety and maintenance obligations apply.

Your tenancy agreement should explain the agreed pool maintenance arrangements.

Property Owner Responsibilities

The property owner is responsible for ensuring the pool and pool fixtures comply with applicable pool safety requirements.

This includes maintaining required pool safety infrastructure such as compliant barriers, gates and latches.

A current pool safety certificate is required where applicable.

Tenant Responsibilities

Tenants must help keep the pool area safe.

This includes:

  • Keeping pool gates and access doors securely closed

  • Not interfering with pool barriers or safety equipment

  • Keeping climbable objects away from pool barriers

  • Promptly reporting damaged gates, latches, fencing or other safety concerns

  • Following the agreed pool maintenance responsibilities in the tenancy agreement

Where everyday pool upkeep is the tenant's responsibility, this may include matters such as:

  • Clearing leaves

  • Keeping the pool reasonably clean

  • Other ordinary upkeep specified in the tenancy agreement

  • Adding pool chemicals where this has been agreed as part of the tenancy arrangements

If pool maintenance is handled by an owner-appointed contractor, this arrangement should be reflected in the tenancy agreement.

Pool Safety Problems

Please report immediately if you notice:

  • A pool gate that does not self-close or latch properly

  • Damaged pool fencing

  • A broken gate or latch

  • A safety barrier that has been compromised

  • Electrical concerns around pool equipment

  • Another condition that may make the pool unsafe

Do not interfere with or modify pool barriers yourself.

For an urgent safety issue:

1300 880 824 – 24/7 Urgent Reporting

Portable Pools and Spas

Please obtain approval before installing a temporary or portable pool or spa.

Depending on its:

  • Water depth

  • Capacity

  • Filtration system

Queensland pool safety laws may apply and additional fencing, certification or other compliance requirements may be required.

Installing a portable pool or spa may also involve attaching a fixture or making changes to the property.

Pets, Fixtures & Changes to the Property

Do not install one until the required approval and safety requirements have been confirmed.

Pool Water and Water Charges

Pool upkeep may require substantial water use, particularly where the pool needs to be topped up.

Responsibility for water usage should be considered together with:

  • Your tenancy agreement

  • Applicable water charging arrangements

  • Any specific agreement regarding pool maintenance

If unusual or excessive water usage is required because of a pool maintenance or repair issue, please notify our Property Management Team.

Mould and Damp

Responsibility for mould depends on its cause.

The property owner is responsible for addressing mould where it results from a problem with the property, such as:

  • A leaking roof

  • Plumbing leak

  • Water ingress

  • Building defect

  • Another owner-responsibility maintenance issue

Tenants are responsible where mould is caused by their own actions or failure to take reasonable care of the property.

Normal measures may include:

  • Using available ventilation

  • Using exhaust fans where provided

  • Allowing reasonable airflow

  • Cleaning ordinary surface moisture

  • Avoiding excessive moisture build-up where reasonably possible

Persistent or recurring mould should be reported rather than repeatedly cleaned without investigating the cause.

When reporting mould, please include photographs and information about when and where it occurs.

Maintenance Responsibility & Troubleshooting Guide

Pests and Vermin

Responsibility for pest or vermin problems depends on the cause and circumstances.

Rental properties must meet minimum housing standards relating to pests and vermin, except where a pest problem has been caused by the tenant.

Please help reduce avoidable pest issues by:

  • Disposing of rubbish appropriately

  • Keeping food stored reasonably securely

  • Cleaning food residue

  • Keeping the property reasonably clean

  • Avoiding conditions likely to unnecessarily attract pests

If you become aware of a significant pest or vermin problem, please report it promptly.

Do not assume responsibility before the cause has been assessed.

For example, a pest issue associated with a structural problem may be different from an infestation caused by tenant activities.

Pest Control at the End of a Tenancy

A tenant cannot generally be required simply to purchase a professional pest-control service regardless of the circumstances.

The property must be returned in the same condition it was in at the beginning of the tenancy, allowing for fair wear and tear.

Different lawful requirements may apply where pest treatment forms part of an approved pet arrangement.

Pets, Fixtures & Changes to the Property

Rubbish and Waste

Please dispose of household rubbish appropriately and use council or Body Corporate waste facilities correctly.

Please:

  • Put rubbish into the correct bins

  • Avoid allowing rubbish to accumulate

  • Observe local collection requirements

  • Follow recycling rules where applicable

  • Do not leave unwanted furniture, appliances or bulk rubbish in common areas

  • Follow Body Corporate waste rules where applicable

If additional waste or bulky-item disposal is required, please make appropriate arrangements rather than leaving items at the property or in common areas.

Balconies, Patios and Outdoor Areas

Balconies, patios, courtyards and other outdoor areas should be kept reasonably clean and tidy.

Please avoid:

  • Blocking drains

  • Allowing rubbish or debris to accumulate

  • Damaging tiles, decking or surfaces

  • Making unauthorised fixtures or installations

  • Creating hazards in common or shared areas

Report damaged balcony rails, loose decking, structural movement or significant drainage problems promptly.

For structural or immediate safety concerns:

1300 880 824 – 24/7 Urgent Reporting

Body Corporate Properties

If you live in an apartment, townhouse or another property governed by a Body Corporate, additional by-laws may apply to matters such as:

  • Balconies

  • Common areas

  • Rubbish disposal

  • Gardens

  • Pools

  • Parking

  • Pets

  • Noise

  • Outdoor furniture

  • Washing or drying items on balconies

Please follow any Body Corporate by-laws provided with your tenancy documents.

Damage to the Property

Please notify Loyal Keeper Group as soon as reasonably possible if the property is damaged.

Reporting damage does not automatically mean you will be charged for the repair.

Responsibility depends on the cause.

However, a tenant may be responsible where damage is caused by:

  • Misuse

  • Negligence

  • A tenant or occupant

  • A guest

  • An approved pet

  • Failure to report a known problem that then becomes substantially worse

Early reporting helps reduce further damage and allows responsibility to be properly assessed.

Before a Routine Inspection

You do not need to present the property as if nobody lives there.

However, normal preparation should include keeping the property reasonably clean and maintained.

This may include:

  • General cleaning

  • Vacuuming or sweeping

  • Cleaning kitchens and bathrooms

  • Mowing and edging where required

  • Weeding where required

  • Tidying outdoor areas

  • Removing rubbish

  • Reporting maintenance issues

Our routine inspection focuses on the condition, care, maintenance and safety of the property.

Inspections, Entry Notices & Access

At the End of Your Tenancy

When your tenancy ends, the property should be returned, as far as possible, in the same condition it was in at the beginning of the tenancy, allowing for fair wear and tear.

This includes both indoor and outdoor areas.

Depending on your property and tenancy arrangements, this may involve:

  • Cleaning the property

  • Removing all possessions and rubbish

  • Cleaning windows and tracks

  • Cleaning kitchen and bathroom areas

  • Cleaning carpets to the required starting standard

  • Mowing and edging lawns

  • Weeding and tidying gardens

  • Cleaning balconies or patios

  • Returning pool areas to the required condition

  • Rectifying tenant-caused damage

  • Returning supplied inclusions to their proper location

The Entry Condition Report will be an important reference when assessing the final condition.

Need Help?

If you are unsure whether an item is:

  • Routine tenant care

  • Owner maintenance

  • A repair

  • Tenant-caused damage

  • Fair wear and tear

please contact our Property Management Team.

Loyal Keeper Group

Phone: 1300 880 824
Email: info@loyalkeeper.com.au

For non-urgent repairs:

Report Maintenance Through PropertyMe

For troubleshooting:

Maintenance Responsibility & Troubleshooting Guide

For urgent repairs or safety concerns:

Emergency Repairs – What to Do

Official RTA Information

For current Queensland Government information:

RTA – Cleaning

RTA – Fair Wear and Tear

RTA – Lawns, Gardens and Trees

RTA – Pool Laws and Maintenance

RTA – Mould

RTA – Carpet Cleaning and Pest Control

 

Important Information & Disclaimer

Last reviewed: 1 September 2026 | Version 1.0

The information on this page has been prepared by Loyal Keeper Group as a general guide for tenants and is based on Queensland residential tenancy legislation, Residential Tenancies Authority (RTA) information and other relevant guidance available to us as at 1 September 2026.

This information is provided for general educational and property management purposes only. It is not legal advice and is not intended to replace the Residential Tenancies and Rooming Accommodation Act 2008 (Qld), applicable Regulations, prescribed RTA forms, other applicable laws, or the lawful terms of your individual tenancy agreement.

Residential tenancy legislation, prescribed forms, RTA guidance, regulatory requirements and administrative practices may change after the Last Reviewed date shown above. Loyal Keeper Group may update this page from time to time but does not represent or guarantee that the information will remain current following that date.

Before relying on this information for an important tenancy decision, tenants should check the current requirements published by the Queensland Residential Tenancies Authority (RTA) or seek independent professional advice where appropriate.

Where there is any inconsistency between this guide and current applicable legislation or prescribed requirements, the current legislation and prescribed requirements prevail. Your tenancy agreement also applies to the extent that its terms are lawful and applicable to your tenancy.

Links to external websites, including RTA and other government resources, are provided for convenience. External content is maintained by third parties and may be amended, moved or removed without notice.

To the extent permitted by law, Loyal Keeper Group does not accept responsibility for loss arising solely from reliance on information that has become outdated or has changed after the Last Reviewed date without the user checking the current applicable requirements.

Nothing in this disclaimer excludes, restricts or modifies any right, obligation or liability that cannot lawfully be excluded, restricted or modified.

For current Queensland tenancy information, visit the Residential Tenancies Authority (RTA) website.