Feeling the pinch as a landlord?

A lot of landlords are feeling the pinch right now. We get it.

If your investment property feels like it costs more and gives back less than it did a couple of years ago, you're not imagining it. Here's why it's happening, and the parts a good property manager can actually do something about.

Why it feels tighter

Most of the landlords we talk to aren't worried about one big thing. It's a few things landing at the same time.

Repayments have gone up again

The Reserve Bank lifted the cash rate again at its September 2026 meeting, taking it to 4.60% (RBA board minutes). If your investment loan is variable, that usually ends up in your repayments, and a lot of us are holding our breath to see if another rise is coming. Plenty of investors bought when the rent comfortably covered the mortgage. Now it might only just cover it, or not quite.

The rules have changed

Queensland's rental laws have had a lot of updates over the past few years. Two of them matter most for your hip pocket:

Rent can only go up once every 12 months, and the 12 months follows the property, not the tenant. If the rent went up under a previous tenant or owner, the clock started then. You also need to give at least two months' written notice (RTA: rent increases).
Every rental has to meet minimum housing standards, from the day a tenant moves in and the whole way through. That covers things like working locks on doors and windows, no damp or mould, and hot and cold water. Repairs needed to meet those standards are treated as emergency repairs (RTA: minimum housing standards).

None of that is unreasonable, and none of it is negotiable. We've had a lot of conversations lately with landlords who've been in the game a long time and are coming to terms with the minimum standards. It's not us making the rules. It's a legal requirement, and it's better for everyone, landlord and tenant, when it's looked after properly.

Everything else costs more too

Insurance, council rates, a tradie call-out. Even the price of petrol flows through to investors, from what trades charge to get to a job to the cost of everyday maintenance. You don't need us to tell you about that one.

You can't control the cash rate. You can control how long the property sits empty, whether the rent is set right, and whether small jobs stay small.

What we can do to help

We can't do anything about interest rates. What we can do is make sure the property pulls its weight. Day to day, that comes down to four things.

Getting the rent right, at the right time

With one increase a year, timing matters more than it used to. Set the rent too low and you live with it for twelve months. Set it too high and the property sits empty while you wait for someone to bite. We look at what similar properties nearby have actually leased for (not just what's advertised), how quickly they went, and the condition of yours.

Keeping it occupied

An empty week costs you a full week's rent, and that usually hurts more than a slightly lower rent would.

Making sure the rent comes in

Late rent is rent you end up covering yourself, so picking the right tenant at the start goes a long way.

Smarter maintenance

This is where a lot of the savings hide. A dripping tap, a gutter coming loose, a window latch that won't catch. Left alone, small jobs tend to turn into bigger bills, and some of them (a broken latch is one) fall under the minimum housing standards, which makes them urgent rather than optional.

A property we took on recently came to us with a repair list just like that. Working through it early protects the property, keeps good tenants happy enough to stay, and keeps you on the right side of your landlord insurance. Plenty of policies won't cover damage that comes from something left unrepaired, so it's worth checking yours.

Smarter doesn't mean cheaper every time. It means spending at the right time, on the right things.

How that's working for our landlords

Here's where our rent roll sits right now:

99.5%

occupancy rate across the properties we manage

99.7%

of our tenants pay their rent on time

agency in Toowoomba for properties leased*

Being Toowoomba's number one agency for properties leased means we write a lot of leases, so we see first-hand what tenants here are paying and what they'll walk past. That's the information that goes into your rental appraisal.

Occupancy and on-time payment figures: RealWay Property Partners portfolio data, September 2026. *REA Ignite, 1 March to 15 September 2026.

A quick word on tax

Interest on an investment loan and a lot of running costs can often be claimed against your rental income. How that plays out for you depends on your situation, so it's one for your accountant. The ATO has an easy-to-read page on claiming interest on rental properties. Our part is giving you clear statements so that conversation is easier. We also have a list of finance extraordinaires we'd love to point you toward, to make sure you're getting this part right.

Where to start

If the numbers on your investment are feeling tight, a free rental appraisal is a good first step, especially if you've been with another agency and feel they're not quite keeping up. We can be a fresh set of eyes and give you an honest, clear picture of what the property should be renting for now, what tenants are looking for, and anything worth fixing before your next rent review. Give Kelly or Tracey a call on 07 4638 4400, or request one online.

Common questions

How often can I put the rent up in Queensland?

Once every 12 months, and that 12 months is tied to the property rather than the tenant or the lease. For a general tenancy you need to give at least two months' written notice, and the notice has to show the new amount, when it starts and when the rent last went up. The RTA has the full detail.

What counts as an emergency repair?

Things like a burst water pipe, a blocked toilet, a serious roof leak or a gas leak, plus any repair needed for the property to meet the minimum housing standards. Those need to be fixed quickly, so it helps to stay on top of smaller jobs before they get there. See the RTA minimum housing standards page for the list.

What happens to my tenant if I change property managers?

Nothing changes for them. The lease stays in place with the same rent and the same end date. The new manager takes over the paperwork, the bond records and the day-to-day. Check your current management agreement for how much notice it needs, and we can walk you through the rest.

Does a rental appraisal cost anything?

No. It's free, and there's no obligation. You'll get an idea of what the property should rent for now, based on what similar properties nearby have actually leased for.

Should I sell instead?

That depends on your loan, your tax position and your plans, so it's worth talking through with your accountant or financial adviser. If it helps, we can give you a rental appraisal and a sales appraisal side by side, so you're comparing real numbers.

Annette Neil, Sales Director, RealWay Property Partners Toowoomba

Want to know the next steps?

As our Sales Director, Annette Neil can connect you with the right agent or investor services support from the start.

Get a free rental appraisal Talk to Annette

General information only and current as at October 2026. This isn't financial or legal advice. For advice specific to your situation, please speak with a qualified professional.

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