What property management services does Black & White offer on the Gold Coast?

Black & White Property Group offers comprehensive property management services for long-term rentals on the Gold Coast. Our full-service approach includes tenant screening with thorough background checks, lease management ensuring legal compliance, efficient rent collection, coordinated property maintenance and repairs, and transparent financial reporting. With over 300 satisfied investors, we are equipped to maximise your rental returns.

Which Gold Coast suburbs does Black & White Property Group service?

We proudly provide property management and real estate services across 15+ Gold Coast suburbs, including Surfers Paradise, Broadbeach, Burleigh Heads, Palm Beach, Coolangatta, Mermaid Beach, Southport, Ashmore, Nerang, Upper Coomera, Oxenford, Benowa, Carrara, Mudgeeraba, and Tallebudgera. Our office is located at Level 2, 3 Alison Street, Surfers Paradise.

How much does the Black & White buyer's agent service cost?

Our buyer's agent service operates on a competitive 1.5% flat fee, which is the lowest in Southeast Queensland. This all-inclusive fee covers personalised property research, professional property analysis, physical on-site inspections with detailed video reports, expert negotiation on your behalf, and renovation coordination if needed.

How does Black & White screen tenants for rental properties?

We conduct thorough background checks on all prospective tenants to ensure we find reliable occupants who will respect your property and pay rent on time. Our screening process includes rental history verification, employment and income checks, reference checks from previous landlords, and identity verification to minimise risk and ensure stable tenancies.

What makes Black & White different from other Gold Coast property managers?

Black & White Property Group stands out with over 15 years of industry experience, a personalised approach to every client, and a comprehensive range of services under one roof. We manage properties for more than 300 investors, offering not just property management but also sales, off-the-plan investments, and buyer's agent services. Our commitment to integrity, transparency, and building long-lasting relationships sets us apart.

Can Black & White help me buy an investment property on the Gold Coast?

Yes, our dedicated buyer's agent team specialises in helping investors find and purchase properties on the Gold Coast. We provide tailored property searches based on your goals, professional due diligence and property analysis, physical inspections with video reports, expert negotiation to secure the best price, and seamless transition to our property management service once the purchase is complete.

How do I get started with Black & White Property Group?

Getting started with Black & White is easy and stress-free. You can contact us by calling 1300 059 018, emailing thierry@bwpg.com.au, or visiting our office at Level 2, 3 Alison Street, Surfers Paradise QLD 4217. Our expert staff will assist with every step of the onboarding process, from scheduling to setup, in under 10 minutes.

Entry Condition Report Gold Coast: A Queensland Landlord Guide

Learn how Gold Coast landlords should complete Queensland Form 1a, meet the 7- and 14-day deadlines, document evidence and reduce bond disputes.

A Gold Coast landlord or property manager must prepare and sign Queensland’s Entry condition report – general tenancies (Form 1a), then give it to the tenant on or before the tenant occupies the property. The tenant generally has seven days after the later of moving in or receiving the report to sign, note any disagreement and return it. The landlord or agent must return a copy of the completed report within 14 days.

A detailed report, supported by clear date-stamped photos or video, establishes the property’s starting condition. It is compared with the exit condition report at the end of the tenancy and can become evidence in a bond dispute. This guide explains the process for Gold Coast houses, townhouses and units under current Queensland rules.

This article provides general information, not legal advice. Check the current Residential Tenancies Authority (RTA) guidance and legislation for your circumstances.

What is an entry condition report?

An entry condition report records whether the premises and inclusions are clean, working and undamaged at the start of a tenancy. For a standard Gold Coast house, unit or townhouse, the approved document is RTA Form 1a.

The report covers more than obvious damage. It should record the condition of walls, floors, doors, windows, locks, lights, appliances, plumbing, air conditioning, fans, smoke alarms, gardens, bins, garages and any supplied furniture or equipment. Extra pages can be attached where the form does not provide enough space.

The entry report is different from a routine inspection report. The entry report fixes the evidence baseline at the start of the agreement; routine inspections monitor the property during the tenancy.

Who completes Form 1a, and when?

Section 65 of the Residential Tenancies and Rooming Accommodation Act 2008 sets out the core process for a written residential tenancy agreement:

Before or on occupation day: the landlord or agent prepares and signs the approved condition report and gives a copy to the tenant.
Within seven days: the tenant signs the copy, marks any points of disagreement and returns it. The current prescribed terms measure the seven days from the later of the occupation date or the date the report was provided.
Within 14 days of return: the landlord or agent copies the completed report and sends it back to the tenant.
Record retention: the landlord or agent keeps the report until at least one year after the last tenancy agreement to which it relates ends.

The Act attaches penalties to failures in this process. Owners should therefore treat Form 1a as required tenancy administration, not an optional inspection checklist.

A practical entry condition report checklist for Gold Coast rentals

1. Inspect after cleaning and repairs

Complete the report when the property is ready to hand over. If cleaning, painting or repairs continue after the inspection, the written report and images may no longer reflect the tenant’s actual starting point.

2. Work room by room

Use consistent descriptions. “Good” is vague; “two 3 cm scuff marks on lower western wall” is useful. Record location, approximate size, material and whether the issue affects operation.

Entry and security: keys, remotes, locks, screens, gates and garage doors.
Walls and ceilings: marks, cracks, hooks, moisture staining and paint condition.
Floors: scratches, chips, carpet stains and existing wear in traffic areas.
Kitchen: oven, cooktop, rangehood, dishwasher, cupboards, benches and seals.
Bathrooms: taps, drainage, grout, screens, exhaust fans, mirrors and cabinetry.
Services: lights, fans, air conditioners, powerpoints, hot water and smoke alarms.
Outside: lawns, gardens, fencing, pools, balconies, sheds and bins.

3. Test, do not assume

Open windows and doors, run taps, switch on lights and fans, operate appliances and check remotes. A clean appliance is not necessarily a working appliance. Where a feature cannot safely be tested, say so rather than guessing.

4. Create an image trail

The RTA recommends photos or video alongside the written report. Start with wide shots that establish the room, then add close-ups of defects. Keep original files, use a clear naming system and preserve their dates. Images should supplement Form 1a, not replace it.

5. Record readings and supplied items

Record relevant meter readings and list keys, remotes, furnishings and other inclusions. For a furnished property, identify each supplied item and its condition so the exit comparison is unambiguous.

6. Give the tenant a clear return method

Tell the tenant how and where to return the report, state the deadline and keep a delivery record. When the tenant adds comments, review them promptly. If the parties disagree, discuss the issue and preserve both the original observation and the tenant’s response.

Why the report matters for bond disputes

At the end of a tenancy, the exit condition is compared with the entry condition, allowing for fair wear and tear. The RTA says the entry report and attached photos or video may be used as evidence in the Queensland Civil and Administrative Tribunal (QCAT).

If a landlord or agent claims against a rental bond, supporting evidence must be provided to the tenant within 14 days of the claim or dispute. The RTA’s dispute resolution guidance explains the conciliation pathway. A precise entry report makes the evidence easier to understand and can help distinguish pre-existing marks from later damage.

Common mistakes Gold Coast landlords should avoid

Using generic descriptions: “all good” does not locate or explain an issue.
Relying only on video: long footage is difficult to search. Pair it with written room-by-room notes and still images.
Missing outdoor and coastal exposure: document balconies, external fittings, corrosion, moisture staining and weather-exposed surfaces where relevant.
Completing the report too early: later trades or cleaners can change the condition before handover.
Ignoring tenant comments: record and address disagreements rather than overwriting them.
Losing original files: keep the signed form, delivery trail and original media together.
Reusing an old report without checking: section 65 says the original report can carry into a renewal unless a new one is prepared, but a new tenancy requires the proper start-of-tenancy process.

How professional property management helps

Consistent entry reporting requires time, organised evidence and current knowledge of Queensland tenancy administration. A professional manager can coordinate the pre-tenancy inspection, prepare Form 1a, manage the return deadlines and store the report with related evidence.

Gold Coast owners who want help with leasing, inspections, maintenance coordination and compliance administration can review BWPG’s Gold Coast property management service. If you are comparing management approaches, read BWPG’s property manager selection checklist or contact the team.

Frequently asked questions

Is an entry condition report mandatory in Queensland?

For written general tenancy agreements, section 65 requires the landlord or agent to prepare and sign the approved report and give it to the tenant on or before occupation. Maximum penalties apply for non-compliance.

How long does a tenant have to return Form 1a?

The current Queensland process gives the tenant seven days after the later of occupying the premises or receiving the report to sign it, mark disagreements and return it.

How long does the property manager have to return the final copy?

After receiving the tenant’s completed report, the landlord or agent must return a copy to the tenant within 14 days.

Should photos be attached to an entry condition report?

Yes. The RTA recommends photos or video because they can clarify the written record and may help resolve a later bond dispute. Use clear, date-stamped images and retain the originals.

How long must an owner or agent keep the report?

The report must be kept until at least one year after the last residential tenancy agreement to which it relates ends. Other privacy and record-destruction obligations may also apply.

Does a renewed lease need a new entry condition report?

Not automatically. Section 65 provides that the original report is taken to apply to a renewal unless a new report is prepared. If circumstances are unusual, obtain advice on the correct process.