New tenancy pool safety inspection across the Sunshine Coast.

The legal trigger.

The Building Act + QDC MP 3.4 trigger applies at the start of every new tenancy — not annually, not at lease renewal, not when the property manager changes. A tenancy change means: the existing tenant moves out and a new tenant moves in, or there’s any change to the named lessees on the lease. The Form 23 cert must be current at the tenancy-start date. For private (non-shared) rentals the cert is valid for 2 years — so one inspection often covers multiple tenancy starts, as long as the cert is still current at the handover date.

Whose obligation it is.

The Building Act sits the obligation on the property owner / landlord. Most Sunshine Coast property managers will flag the renewal as part of routine lease-management work and arrange the inspection on the owner’s behalf — but legally, if the cert lapses or isn’t in place at tenancy start, the owner is the one in non-compliance. Penalties under the Act can apply. Most owners simply schedule the renewal a month before expiry to be safe.

Shared rental pools (body-corp + complex).

If the rental property is in a strata complex with a shared pool (a common Mooloolaba and Maroochydore situation), it’s the body-corporate that holds the Form 23 obligation for the shared pool — not the individual landlord of any single unit. The shared cert is valid 12 months and is usually scheduled by the strata manager. As an individual landlord you don’t need a separate cert for the unit, but you do need to verify the body-corp cert is current at the start of your tenant’s lease. We can verify any body-corp cert against the QBCC Pool Safety Register on request.

The tenancy inspection process.

1. Book. Through the property manager or direct from the owner. Most bookings 3–5 business days out.
2. On-site inspection. 30–60 minutes. Same QDC MP 3.4 / AS 1926.1 check as Form 23 issuance — barrier, NCZ, gate, latch, CPR sign, doors and windows.
3. Result. Form 23 issued + lodged with QBCC Pool Safety Register the same day if compliant. Form 26 (non-compliance notice) with itemised failure list if not.
4. Rectification (if needed). We refer local fence trades and gate-hardware suppliers. You arrange the work. We return for re-inspection.
5. Documentation. Form 23 PDF sent direct to property manager + owner. Filed on the QBCC register for tenant verification.

What we routinely find in tenancy turnover inspections.

Tenancy turnover inspections often catch issues that built up over the previous tenancy. Most common:

• Items inside the NCZ left by the outgoing tenant — pots, BBQs, kid’s play equipment, planters.
• Gate latch worn from a busy household using the pool daily.
• CPR sign faded or removed by previous occupants and never replaced.
• Door / window restrictors removed by tenants for ventilation and never re-installed.
• Pool ladder left out against the fence when it should be removable.

Most of these are quick fixes — often $0 to $200 in hardware — identified on the day and rectified before the new tenant moves in.

Working with Sunshine Coast property managers.

We work with most of the major Sunshine Coast and Noosa property management agencies on a rolling-portfolio basis — they flag inspections as they come up, we schedule, we report direct back to the agency with the Form 23 PDF. If you’re a property manager and want a portfolio account, get in touch.