If you’re a property investor in Launceston, you’ve probably wondered how well you’re actually protected under today’s tenancy laws. The reality is that while the Residential Tenancy Act 1997 sets out clear rights and responsibilities, it doesn’t always protect landlords the way it once did. Real protection now comes from two things. Strong relationships and a skilled property manager who knows how to build them.
Understanding Landlord Rights in Tasmania
When it comes to landlord rights in Tasmania, many investors assume that a signed lease gives them full control. In fact, the Residential Tenancy Act overrides anything written in the agreement. You can’t contract outside of it. For example, even if you include a clause saying you won’t repair a broken appliance (like a dishwasher or a fridge that you kindly left for your tenant to use), the law still requires you to fix it. Pet bonds are also not allowed in Tasmania, no matter what your lease says.
Cleaning can be another surprise. You might have arranged a professional clean before the tenant moved in, but legally, the tenant only needs to return the property in a “reasonably clean” condition at the end of the tenancy. What’s considered reasonable can vary, which is why clear communication is so important from the start.
The Limits of Legal Protection
The Residential Tenancy Commissioner can only make orders up to the bond amount. If damage or rent arrears go beyond that, you must apply to the Magistrates Court. This can be a slow and frustrating process.
“If we need to evict someone, we have to apply to the Magistrates Court and sit there with the criminals,” explains Sally Shaw, Director at Property Wise Launceston. “The judges aren’t always familiar with tenancy law, and the wait times can stretch for weeks or even months. All whilst you keep losing time and money.”
Thankfully, good management can prevent most issues from ever reaching that stage. “We’ve only been four or five times in ten years,” Sally says. “Because caring for people as we go makes it so much easier to fix the problems.”
Why Relationships Matter More Than Rules
The law sets the boundaries, but relationships are what keep everything working smoothly. When tenants feel respected and listened to, they are more likely to care for the property and communicate early when something breaks or changes. One of our tenants once said, “You always make me feel heard and valued.” That kind of connection is one of the strongest forms of protection an investor can have.
A great property manager doesn’t just follow rules. They create trust and understanding so that problems are resolved before they grow into disputes. In an environment where tribunal outcomes can be unpredictable, people skills and genuine care are more powerful than any policy.
You Can’t Rely on the Lease Alone
An article from realestate.com.au puts it clearly:
“Even if you include certain special conditions in your lease agreement, they can’t override state tenancy laws.”
This means that even the best-drafted lease cannot replace good management. Compliance, fairness and consistent communication are what keep tenancies stable and investors protected.
The Real Test of a Property Manager
If you want to know whether a property manager will protect your investment, try this simple test: ask for a fee reduction. The ones who stand firm on their value are the ones who will stand firm for you. Property management is not about being the cheapest. It is about being capable, consistent and caring when it matters most.
The Bottom Line
Tasmanian rental laws aim to balance the needs of both tenants and landlords, but that balance does not always fall in favour of the investor. You cannot rewrite the legislation, but you can choose a property manager who understands it inside and out. The right manager will communicate clearly, act fairly, and treat every tenant with respect.
At Property Wise Launceston, we believe that protecting your investment starts with caring for people. When everyone feels valued, issues are resolved faster, and your property performs better.
Want your investment managed with care and confidence? Get in touch with our team today.