Entry Condition Report App for Queensland Rentals
InspectPro helps Queensland property managers, real estate agents, and landlords create thorough entry condition reports and routine inspection documentation that meets the requirements of the Residential Tenancies and Rooming Accommodation Act (RTRA Act). Document every room with photos, note the condition of fixtures and fittings, and deliver a professional PDF — all from your iPhone.
Why Queensland property managers use InspectPro for entry condition reports
Queensland's rental market is one of the fastest-growing in Australia. With strong population growth driving demand across Brisbane, the Gold Coast, Sunshine Coast, Townsville, and Cairns, property managers are handling more tenancies — and more inspections — than ever before. Every one of those tenancies requires proper documentation under the Residential Tenancies and Rooming Accommodation Act 2008, commonly known as the RTRA Act.
In Queensland, the key document is the entry condition report. This is the QLD-specific terminology used in the RTRA Act and by the Residential Tenancies Authority (RTA). The entry condition report must be completed by the property manager or landlord and provided to the tenant on or before the day they move in. The tenant then has three business days to note any differences or additional comments and return the report. This signed entry condition report becomes the legal baseline for assessing the property at the end of the tenancy and determining bond deductions.
The RTRA Act permits a maximum of four routine inspections per year. For each routine inspection, the landlord or agent must provide the tenant with an entry notice (Form 9) giving at least seven days' notice. Routine inspections are the property manager's opportunity to check the property's condition, identify maintenance issues, and ensure the tenant is complying with the tenancy agreement.
InspectPro turns every Queensland rental inspection into a professional, photo-rich entry condition report or routine inspection record — created entirely on-site. No more handwritten notes on RTA paper forms, no more office hours spent typing up reports. Walk through the property, photograph each room, add detailed condition notes, and generate the PDF before you drive to the next property.
Queensland's climate creates unique inspection challenges that property managers must document carefully. The subtropical and tropical conditions across much of the state mean that timber pest damage is a significant concern for rental properties. Termites, borers, and wood decay fungi thrive in Queensland's warm, humid climate. During routine inspections, property managers should be vigilant for signs of timber pest activity — mud tubes on foundations, hollow-sounding timber, frass around window frames, and moisture accumulation under the house. InspectPro lets you photograph and annotate these findings clearly in the inspection report, ensuring landlords are promptly informed of potential pest issues.
Queenslander-style homes — elevated timber-framed houses with verandahs, often found across Brisbane and regional Queensland — present their own documentation needs. Subfloor areas, verandah balustrades, timber stairs, lattice work, and exposed stumps all need condition assessment. Coastal properties from the Gold Coast to Far North Queensland face salt air corrosion, cyclone damage risk, and moisture intrusion concerns. InspectPro's flexible section structure lets you create configurations tailored to each property type, ensuring nothing is missed.
When bond disputes arise in Queensland, they are resolved through the RTA's dispute resolution process and, if necessary, the Queensland Civil and Administrative Tribunal (QCAT). The entry condition report is the primary evidence in these proceedings. Reports with comprehensive photographic documentation consistently produce better outcomes than text-only descriptions. InspectPro gives you the detailed, photo-rich reports that stand up to scrutiny.
For property managers handling portfolios across South East Queensland and beyond, InspectPro delivers the efficiency and professionalism that modern property management demands — compliant with the RTRA Act and built for the realities of Queensland's rental market.
Room-by-room documentation for Queensland properties
Organise your inspection by room and area — living areas, bedrooms, kitchen, bathroom, laundry, exterior, verandah, subfloor, and carport. For Queenslander-style homes, add sections for elevated subfloor areas, timber stairs, and external cladding. Each section holds photos and condition notes that meet RTRA Act documentation standards and RTA requirements.
Photo evidence for RTA disputes and QCAT hearings
Document the condition of every surface, fixture, and fitting with timestamped photos. Annotate photos to highlight specific items — timber pest evidence, moisture damage, pre-existing wear. When a Queensland bond dispute reaches the RTA dispute resolution service or QCAT, photo-rich entry condition reports consistently produce stronger outcomes than text-only descriptions.
Reusable section configurations for your Queensland portfolio
Create section configurations for entry condition reports, routine inspections, and exit condition reports. Customise sections for different QLD property types — Queenslanders, modern apartments, townhouses, coastal properties — and reuse them across your entire portfolio. Consistent section structures mean RTRA Act-compliant reports every time.
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How QLD entry condition reports work with InspectPro
Step 1: Start the entry condition report. Set up the report sections for the inspection — entry condition report, routine inspection, or exit condition report. Enter the property address, agent reference, and tenancy details. InspectPro sets up sections for each room and area — living areas, bedrooms, kitchen, bathroom, laundry, exterior, garage or carport, subfloor (for elevated homes), verandah, and any additional spaces.
Step 2: Walk through and document every room. Move through the property room by room. In each area, photograph walls, floors, ceilings, windows, fixtures, and fittings. Note the condition of each element — "Clean and in good condition", "Minor scuff marks on hallway wall", "Flyscreen has small tear — top left corner", "Timber deck boards showing surface weathering — consistent with age". Pay particular attention to areas susceptible to moisture and pest damage in Queensland's climate — subfloor, wet areas, window frames, and external timber.
Step 3: Complete and distribute. Review the report, add any overall comments or maintenance recommendations, and generate the PDF. Share the report with the landlord, tenant, and your office records. For entry condition reports, the tenant must receive a copy on or before the day they move in and has three business days to add their own comments and return a signed copy — as required by the RTRA Act.
During routine inspections, flag maintenance items that need urgent or scheduled attention — damaged guttering, signs of pest activity, air conditioning faults, or pool equipment issues. Queensland's climate means that small maintenance issues can escalate quickly if left unattended, particularly moisture-related problems and timber pest concerns. Clear documentation with photos ensures landlords understand the urgency and can authorise repairs promptly.
For exit condition reports, document the property's current state and compare it against the original entry condition report. Identify any damage beyond fair wear and tear with clear photographic evidence. This documentation forms the basis of any bond claim lodged with the RTA. If the matter proceeds to QCAT, your InspectPro reports provide the detailed evidence the tribunal needs to make a fair determination.
Frequently asked questions
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