Managing general tenancies
Managing general tenancies
The Residential Tenancies Authority (RTA) is the Queensland Government
statutory body that administers the Residential Tenancies and Rooming
Accommodation Act 2008 (the Act). The RTA provides tenancy information,
bond management, dispute resolution, investigation, policy and education
»» ensure the property is vacant, clean and in good repair at the start of
»» respect the rights of the tenant to quiet enjoyment of the property
»» comply with all health and safety laws
»» keep the property in a good state of repair
»» provide reasonable security with locks in good working order
and supply keys for each lock
»» pay all charges, levies, premiums, rates and taxes for the property
and cover the costs of preparing the tenancy agreement
»» reimburse the tenant for money spent on emergency repairs
»» lodge all bond money with the RTA
The tenant must
»» pay the rent on time
»» keep the property clean and undamaged and leave it in the same
condition it was in when they moved in (fair wear and tear excepted)
»» keep to the terms of the tenancy agreement
»» respect their neighbours’ right to peace and quiet
This information is for general guidance only. It is not legal advice. The RTA cannot guarantee the
accuracy or completeness of the information provided. For more information refer to Residential
Tenancies and Rooming Accommodation Act 2008.
Before a tenancy.........................................2
Emergency repairs . .....................................13
When an agent acts on your behalf ...............2
Fixtures and inclusions ................................13
Clear communication . ...................................2
Advertising the property for rent . ...................2
Notice periods .............................................15
Fees and charges . ........................................2
Selling a tenanted property ..........................16
Key deposits .................................................2
Re-letting a tenanted property .....................16
Holding deposits ...........................................3
Continuing a tenancy . .................................16
Before you rent out a property .......................3
Smoke alarms ...............................................3
Electrical safety switches ...............................4
Discrimination . ..............................................4
Water charging ..............................................4
Ending a tenancy.......................................17
Notice to leave ............................................18
Notice of intention to leave ..........................19
Breaking the tenancy agreement .................19
Abandoned property ...................................19
Starting a tenancy.......................................5
Exit condition report ....................................20
Documents you will need to give the tenant . .5
Refunding the bond . ...................................20
Tenancy agreement .......................................5
Goods and documents left behind . .............21
Types of share households ............................6
Unapproved occupants .................................6
Urgent applications to QCAT .......................22
Entry condition report ....................................6
Retaliatory eviction ......................................22
Rental bond . .................................................6
Warrant of possession .................................22
After a tenancy..........................................23
During a tenancy.......................................11
Keeping records ..........................................23
Tenancy databases . ....................................23
Maintenance and routine repairs . ................13
Before a tenancy
When an agent acts on your
You are responsible for meeting the
requirements of the Act. If you employ a
real estate agent to manage the property
you should ensure they are licensed and
understand their legal obligations. You and the
agent should also have a formal agreement in
place (e.g. a PAMDA form).
Clear communication is vital between you
and the prospective tenant. Being clear about
expectations and what is included in the
tenancy agreement gives everyone a chance
to resolve concerns before the start of a
tenancy and helps prevent disputes at the end
of the tenancy.
Although the Act generally does not cover
the application process, elements relating to
money are covered.
Advertising the property for rent
Rent must be advertised at a fixed price (e.g.
$250 per week). You, or your agent, may not
advertise a rent range, put the property up
for a rent auction or ask for offers. You can
negotiate the amount of rent to be paid with
a tenant. You do not have to display the price
on a ‘for rent’ sign at the property.
Fees and charges
The only money you can ask a prospective
»» a key deposit
»» a holding deposit
»» a rental bond
You cannot charge an application fee to
a prospective tenant.
You may ask a prospective tenant for a
refundable key deposit to inspect the property.
It is not compulsory to take a key deposit but
if you take one you must give them a receipt
»» your name (or the name of the person
taking the deposit)
»» the name of the prospective tenant
»» the address of the rental property
»» the date the deposit is received
»» the amount paid
»» that it is a key deposit, and
»» when the key is to be returned.
The key deposit must be fully refunded
when the prospective tenant returns the
key regardless of whether they enter into an
agreement or not.
Before you rent out a property
»» the property is clean and in good repair
»» locks and security devices are in good
»» there is a full set of keys for one tenant and
entry keys for all other tenants
»» there are contact details for
»» you decide if you will take a key or
»» you decide if you will take a bond
»» you decide if you will charge for water
consumption (your property must be water
A prospective tenant may be asked for a
deposit to reserve or hold the property they
intend to rent. They must be given a copy of
the proposed agreement, including any special
terms, before money is taken.
You and the tenant should agree on the
holding period that applies to the deposit. If
none is agreed, the period is 48 hours.
You can only take one holding deposit at a
time for the property. Once you have taken
the deposit you must give a signed receipt
and ensure the property is available if the
prospective tenant decides to proceed with
If the tenant does not want to rent the property
and tells you within the holding period, you
must refund the deposit within 3 days.
You can keep the holding deposit if the
prospective tenant fails to notify you of their
decision not to go ahead with the tenancy
within the agreed holding period.
You can also keep the deposit if the
prospective tenant indicates that they will
proceed with the tenancy but then fails to
enter into the tenancy agreement.
When a tenant commits to a tenancy
agreement the holding deposit becomes part
of the rental bond.
You must also ensure there is nothing
preventing the tenant from moving into the
property (e.g. you may not rent out a granny
flat if it has not been approved by the local
You must provide a copy of the proposed
tenancy agreement that includes any special
terms before accepting any money from the
tenant or committing them to the tenancy
(this includes tenancy application forms that
commit a tenant to the rental of a property if
you choose their application).
If you are planning on putting the property
up for sale within the first 2 months of a fixed
term tenancy, check the rules around selling a
tenanted property before signing up the tenant
(see page 16).
Sections 104RA–104RJ of the Fire and
Rescue Service Act 1990
By law, owners of all houses and units in
Queensland must install at least one working
Homes built or significantly renovated since
1997 must have hard-wired (240 volt) smoke
alarms, while homes built prior to 1997 must
have at least one 9 volt battery-powered
The Queensland Fire and Rescue Service
recommends the use of photoelectric smoke
»» install smoke alarms
»» test and replace any flat, or nearly flat,
batteries and clean the alarm within 30
days before the start or renewal of the
»» replace the alarm before it reaches the end
of its life
»» you must not remove a smoke alarm,
remove the battery (other than to replace it)
or do anything to reduce the effectiveness
of the alarm (e.g. paint it)
The tenant must:
»» test and clean each alarm every 12 months
(vacuum or dust)
»» replace used batteries
»» advise you or the agent if there is any issue
with the alarm (apart from batteries)
»» they must not remove a smoke alarm,
cover it, remove the battery (other than
to replace it) or do anything to reduce the
effectiveness of the alarm
federal anti-discrimination laws protect tenants
and prospective tenants. You cannot make it
harder for people in particular groups to gain
access to your rental property.
Contact the Anti-Discrimination Commission
Queensland (adcq.qld.gov.au) for more
You cannot charge for water unless the
property is individually metered.
You are allowed to pass on the full cost of
water consumption (including bulk water
»» the rental property is individually metered
(or water is delivered by vehicle), and
»» the rental property is water efficient, and
»» the tenancy agreement states the tenant
must pay for water consumption.
Your property can be made water efficient
by installing 3 star WELS rated products
(including toilets) or through the use of add-on
devices such as aerators or flow restrictors.
Penalties apply if you do not comply with these
requirements. Contact the Queensland Fire
and Rescue Service (fire.qld.gov.au) for more
If the property is not water efficient, but
the other two conditions are met, you are
responsible for paying for a reasonable amount
of water consumption but the tenant may be
required to pay excess water charges.
Electrical safety switches
You should be able to demonstrate the
presence of water efficient fittings by providing
Section 80A of the Electrical Safety
All residential properties in Queensland must
be fitted with a working safety switch.
Contact the Department of Justice and
Attorney-General (justice.qld.gov.au) for more
Section 7 of the Anti-Discrimination Act 1991
You must not discriminate when selecting a
tenant. The Anti-Discrimination Act 1991 and
»» plumbing reports
»» warranties or instruction manuals for taps
Water billing periods are unlikely to align with
tenancy agreements. It’s important that both
you and the tenant note water meter readings
on the entry and exit condition reports to
calculate water consumption.
Starting a tenancy
A tenancy agreement, also known as a lease,
is a legally binding written contract between
you and the tenant. You must give the tenant a
copy of the General tenancy agreement (Form
18a) before they pay any money or enter into
the tenancy. It is an offence not to provide the
tenant with a written agreement. However, the
tenant still has protection under the law even if
they are not given one.
Pocket guide for tenants
houses and units
Documents you will need
to give the tenant:
The agreement outlines your rights and
responsibilities and those of your tenant. It
must include standard terms and may include
special terms (e.g. keeping pets, pest control).
Sections 58, 61, 65 and 67
You are also responsible for the cost of
preparing the agreement which must be
written in a clear and precise way.
»» the proposed General tenancy agreement
(Form 18a) which includes any special
The tenant must sign and return the
agreement to you within 5 days. You should
send them a copy within 14 days.
»» a copy of Pocket guide for tenants
The agreement may only be ended by
following the correct procedure.
»» a copy of any body corporate rules and
Period of tenancy agreement:
»» a Bond lodgement (Form 2) if you decide
to ask for a bond
»» an Entry condition report (Form 1a).
»» Fixed term agreement – has a start date
and an end date and the tenant agrees to
rent the property for a fixed amount of time
(e.g. 12 months)
»» Periodic agreement – when the tenant
agrees to rent the property for an
unspecified amount of time (there will be a
start date but no end date)
Sections 53, 54 and 56
All special terms are negotiable and should
be discussed prior to the tenant signing the
Special terms may include details about pets,
garden maintenance, rent increases, water
charging, smoke alarms, carpet cleaning, pest
control and swimming pools.
You can specify that the carpets must be
cleaned or pest control carried out to a certain
standard, if that standard was met at the start
of the tenancy. However, you cannot require
the tenant to use a specific contractor or
Special terms that are in conflict with the Act
are not binding, even if you and the tenant
have agreed to them. These terms are void
and penalties apply.
Types of share households
Co-tenancies – where all occupants are
named on the agreement as tenants. Tenants
are jointly and individually responsible for
the rent and other obligations under the
Multiple individual tenancies – where you
offer each tenant a separate agreement.
Check with the RTA as this arrangement may
not be covered by the rules in this booklet.
Sub-letting – where the tenant named on the
agreement establishes themselves as head
tenant through a sub-agreement tenancy with
other occupants. Sub-tenants have no direct
relationship with you and deal directly with
the tenant named on the original agreement.
However, a tenant cannot sub-let a property
without your permission. If a head tenant
collects a bond from the sub-tenant, they must
lodge it with the RTA within 10 days.
You have the right to know and approve of
the people living in the property. Your approval
must be given in writing. If you haven’t granted
approval you can seek removal of the tenants
by issuing a Notice to remedy breach (Form
11) to the tenant. You may also seek help
through the RTA’s dispute resolution service
or the Queensland Civil and Administrative
Entry condition report
Sections 65 and 506
The Entry condition report (Form 1a) records
the condition of the property at the start of
the tenancy. It is important to fill it out properly
to avoid future problems. You and the tenant
must each complete and sign the report.
The tenant can disagree with what you have
written by including their own comments.
Photographs or video are the best way to
support what you have written on the form.
The report may become important if you need
to make a claim on the bond at the end of
the tenancy, or if there is a dispute over the
condition of the property.
Sections 110–122, 146–148
A rental bond is a security deposit a tenant
pays at the start of a tenancy. It is held by the
RTA and is paid back to the tenant at the end
of the tenancy provided no money is owed to
you for rent, damages or other costs. You do
not have to ask for a bond.
You need to give the tenant a copy of the
tenancy agreement before a bond is taken.
The tenancy agreement must include any
special terms as well as copies of other
paperwork such as body corporate by-laws.
»» give the tenant a receipt straight away
»» fill in a Bond lodgement (Form 2) that you
and the tenant sign
»» lodge the bond with the RTA within
The RTA will send you and the tenant an
acknowledgement of rental bond letter that
includes a rental bond number. This number
should be used when contacting the RTA
about the bond.
The first payment and all instalments should
be lodged using a Bond lodgement (Form 2).
Each instalment must be lodged with the RTA
within 10 days of receiving it.
Transfer of bond
Maximum bond amounts
In a general tenancy, the maximum bond you
can charge is equivalent to 4 weeks rent if
the rent is $700 a week or less. If the rent is
more than $700 a week there is no limit on
The maximum amount applies to the total of all
bonds, no matter what they are called (e.g. pet
bond, security deposit, key deposit) or how
many bonds are taken.
Rental bond loans
The Department of Housing and Public Works
provides bond loans to help tenants secure
private rental accommodation. Contact
the department (hpw.qld.gov.au) for more
Part payment of bond
You can accept bond payments in instalments.
You and the tenant should agree about the
number and amount of instalments to be
made and record it in the agreement.
A tenant can transfer a bond from one
property to another as long as the lessor/agent
remains the same. The RTA holds the bond
money instead of paying it back at the end of
the original tenancy.
To arrange for a transfer of bond, you and the
tenant should fill out a Transfer of bond
A Department of Housing and Public Works
rental bond loan may have conditions for
Increasing the bond
If rent is increased, you may wish to increase
the bond as well. Additional bond money
must be lodged with the RTA within 10 days
of receiving it. It is important to include the
new rent amount on the bond lodgement form
when lodging extra bond money.
You cannot increase the bond more than once
in 12 months and you must give at least
1 month’s notice of the increase.
If you are managing a number of bonds,
contact the RTA about managing them online.
Receipts and records
Rent can be paid in the following approved
If a tenant pays rent in cash, or requests one
when paying by cheque, you must give a
receipt at the time of payment. The receipt
»» the tenant’s name
»» deposit to a financial institution account
nominated by you
»» the address of the rental property
»» the date payment was made
»» credit card
»» the period for which the payment is made
»» via EFTPOS
»» the amount of the payment, and
»» deduction from pay, a pension or other
benefit payable to the tenant
»» the purpose of the payment (i.e. rent).
»» another way agreed by you and the tenant
The way rent will be paid must be stated in the
tenancy agreement. If any other rent payment
method is offered (e.g. money order, BPAY
or rent card), the tenant must also be given a
choice of at least 2 of the approved ways.
The tenant must be told about any extra costs
involved with a particular method of payment
(e.g. joining fee, processing fee or service
charge that is not part of the rent).
If the tenant pays rent some other way (e.g.
direct transfer from their bank account or over
the phone with a credit card) you do not need
to give them a receipt each time. Details of the
payment will appear on their bank/credit card
You must keep a full and accurate record
(ledger) of rent the tenant pays and retain it for
1 year after the tenancy has ended. The tenant
can ask for a copy of the rent record at any
time and it must be provided within 7 days.
Example of a rent ledger
Name of tenant:
Address of rental property:
Weekly rental amount: $200
Date rent paid
Period rent covered
1/5/13 to 14/5/13
15/5/13 to 28/5/13
29/5/13 to 11/6/13
12/6/13 to 25/6/13
26/6/13 to 2/7/13
3/7/13 to 16/7/13
17/7/13 to 23/7/13
* ven though rent was due on 29/5, rent was not paid until 31/5, therefore the ledger
reflects the date the rent was paid.
Rent in advance
You can ask a tenant for rent to be paid in
»» fixed term agreement: a maximum of
4 weeks rent in advance
»» periodic agreement: a maximum of
2 weeks rent in advance
The tenant cannot be asked to pay more rent
until the rent paid in advance has been used
Rent in advance is not the same as bond
money and is not lodged with the RTA.
Increasing the rent
For rent to be increased, it must be at least
6 months since the last increase.
Rent cannot be increased during a fixed term
agreement unless it is stated in the tenancy
agreement along with the amount or how it
will be worked out. Even if rent increases are
allowed, 2 months notice in writing must be
Rent may be increased at the end of a fixed
term agreement if you and the tenant enter
into a new tenancy agreement.
Rent can be increased in a periodic agreement
by giving 2 months notice in writing.
You cannot increase the rent because the
tenant breaches the agreement.
Excessive rent increases
If a tenant believes a rent increase is
excessive, they can apply to the RTA’s dispute
resolution service for help. If the issue is not
resolved they may take the matter to QCAT.
During a tenancy
resolved they can take the matter to QCAT. If
the tenant is on a fixed term agreement, they
must apply to QCAT before the term of the
New fixed term agreement
The tenant can also dispute a significant rent
increase when the tenancy is renewed with
another fixed term agreement. They must sign
the new agreement before lodging a Dispute
resolution request (Form 16) with the RTA.
After the tenant signs the new agreement they
have 30 days to lodge the request form.
If dispute resolution is unsuccessful, they can
apply to QCAT for a review of the increase.
However, if QCAT decides the rent increase
is reasonable, the tenant must pay the new
amount for the duration of the agreement.
Similarly, if QCAT decides the rent increase is
excessive, QCAT will set a new rent amount.
You and the tenant will be bound to these
Decreasing the rent
Rent may be decreased because:
»» there is a drop in the standard of the
»» there is a decrease in services provided
(e.g. a stove is not working).
If you and the tenant are unable to reach an
agreement about a reduction in rent, the RTA’s
dispute resolution service may be able to help.
Sections 280, 325 and 328
If a tenant falls more than 7 days behind in rent
they have breached the agreement. On the
eighth day after the rent is due you may give
the tenant a Notice to remedy breach (Form
11). You must give the tenant 7 days to pay
the overdue rent.
Under a periodic or a fixed term agreement the
tenant has 30 days from the day they receive
notice of the increase to apply to the RTA’s
dispute resolution service. If the matter is not
Unpaid rent procedure
If rent is unpaid for up to 7 days, discuss the problem with the tenant.
Give the tenant a Notice to remedy breach (Form 11) on the 8th day of
non-payment. Tenant has 7 days to pay unpaid rent.
If rent is still not paid, decide if you want to end the tenancy.
End the tenancy
Continue the tenancy
Give the tenant a Notice to leave (Form 12)
with 7 days notice for rent arrears.
Talk to the tenant to try to sort out
7 days later the tenants must move out.
If unsuccessful, fill out a Dispute
resolution request (Form 16).
An RTA conciliator will try and help you
and the tenant negotiate an agreement.
If they don’t move out, you can apply to
QCAT for a termination order and a Warrant
of possession within 14 days of the handover
day on the Notice to leave (Form 12).
If unsuccessful, apply to QCAT for an order
for the tenant to pay their rent
The police have the power to enforce any
warrants of possession issued by QCAT.
end the tenancy.
During a tenancy
Sections 192–199 and 202
You have the right to enter the property to
inspect it and carry out maintenance. However,
you must not interfere with the tenant’s
reasonable peace, comfort and privacy.
In most cases you must give the tenant
appropriate notice with an Entry notice
Entry must occur at a reasonable time. You
cannot enter on Sundays, public holidays, or
any other day before 8am and/or after 6pm,
unless the tenant agrees.
The tenant does not have to let in an agent or
tradesperson unknown to them, unless they
have written evidence from you confirming
There are penalties for unlawful entry.
Disputes about entry
If a dispute about entry cannot be resolved
through negotiation, you or the tenant can
apply directly to QCAT.
You or your agent must specify on the
Entry notice (Form 9), the 2 hour period you
intend to enter the property. You must enter
within that period and can stay for as long
as it reasonably takes to complete the job.
The 2 hour entry period does not apply to
Lawful purpose of entry
Minimum notice required
To inspect the property
Inspections cannot happen more than once every 3
months, unless the tenant agrees.
A follow up inspection to check a
significant breach* has been fixed
To carry out repairs or maintenance
to the property including safety
switch and smoke alarm installation
A follow up inspection to check
on the quality of repairs by a
To show the property to a
Entry must occur within 14 days of the
expiry date on the Notice to remedy breach (Form 11).
Entry can occur without notice if the property is located
in a remote area and there is a shortage of tradespeople.
Entry must occur within 14 days of the maintenance or
repairs being completed.
The tenant must have received a Notice of lessor’s
intention to sell the premises (Form 10).
A reasonable amount of time must have passed since
the last entry for this reason.
There are different rules for open houses.
To show the property to a
24 hours notice
The tenant must have given a Notice of intention to leave
(Form 13) or received a Notice to leave (Form 12).
A reasonable amount of time must have passed since
the last entry for this reason. There are different rules for
To allow a valuation of the property
If you reasonably believe the property
has been abandoned
If the tenant agrees that you or your
agent can enter
At the agreed time
In an emergency
No notice required
If you or your agent reasonably
believe that entry is necessary to
protect the property from damage
that is about to happen
No notice required
By order of QCAT
As specified in the order
* A significant breach relates to:
the use of the property for an illegal purpose
exceeding the number of occupants allowed to live in the property
keeping a pet on the property without permission, and
another matter, if the reasonable cost of fixing it exceeds 1 week’s rent
Maintenance and routine repairs
Sections 185 and 215
You are responsible for ensuring the property
is fit to live in and in a good state of repair. The
tenant should notify you of any maintenance or
repairs needed, preferably in writing.
You should organise the repairs within a
reasonable time. If you do not, the tenant can
issue you with a Notice to remedy breach
(Form 11) giving you 7 days to fix the problem.
If the repairs are still not done, the tenant
can lodge a Dispute resolution request (Form
16) with the RTA. If conciliation doesn’t help
resolve the issue, the tenant can apply to
QCAT. The tenant may also be able to give a
Notice of intention to leave (Form 13) advising
you of their intention to vacate the property for
an unremedied breach.
»» a fault or damage likely to injure a
person, damage the property or unduly
inconvenience a tenant
»» a serious fault in a staircase, lift or other
common area that unduly inconveniences
a tenant in gaining access to, or using, the
All other repairs are considered to be routine
Remember to list your nominated emergency
repairer in the tenancy agreement.
If the tenant is unable to notify you or the
nominated repairer of the need for repairs, or
they have given notice but the repairs have not
been made in a reasonable time, the tenant
may arrange for a suitably qualified person to
make the emergency repairs (up to the value
of 2 weeks rent).
If the tenant ends the agreement early (also
known as a break lease) they may have to pay
compensation (which includes loss of rent).
You must reimburse the tenant for the cost of
repairs within 7 days of receiving a copy of all
If you disagree with the Notice to remedy
breach (Form 11), you can also apply for
dispute resolution assistance (before applying
to QCAT for an order about the repairs).
If you and the tenant do not agree about
the emergency repairs, or if you have not
reimbursed the tenant within 7 days, you or
the tenant can apply to QCAT for a ruling.
Fixtures and inclusions
Emergency repairs are for:
Fixtures are things that are attached to, or
installed in, the property (e.g. picture hooks).
»» a burst water service or a serious water
»» a blocked or broken toilet
»» a serious roof leak
»» a gas leak
»» a dangerous electrical fault
»» flooding or serious flood damage
»» serious storm, fire or impact damage
»» a failure or breakdown of the gas,
electricity or water supply to the property
Inclusions are everything supplied with the
property for the tenant’s use (e.g. dishwasher).
The tenant may only attach a fixture or make a
structural change to the property if you agree.
Your approval must be in writing and should
describe the changes and whether the items
can be removed.
Any added fixtures or structures must meet all
the relevant local and state laws.
»» a failure or breakdown of an essential
service or hot water, cooking or heating
»» a fault or damage that makes the property
unsafe or insecure
Unapproved fixtures or
Breaches by the lessor
If a tenant installs a fixture or makes a
structural change without written permission,
you can ask them to pay to reinstate the
property to the original condition, keep it as an
improvement to the property, or treat it as a
breach and try to resolve the dispute.
If you breach the tenancy agreement, the
tenant can issue you with a Notice to remedy
breach (Form 11). If you do not fix the
problem, the tenant may contact the RTA’s
dispute resolution service for assistance. If the
matter is still not resolved the tenant may be
able to take the matter to QCAT.
If you do not fix the problem within 7 days
the tenant can give you a Notice of intention
to leave (Form 13) giving you at least 7 days
notice to end the agreement. You can dispute
this notice by lodging a dispute resolution
request with the RTA.
A breach of a tenancy agreement is when you
or the tenant break any part of the agreement.
Breaches by the tenant
Sections 280–281, 325, 328–329
If a tenant breaches the tenancy agreement
you can issue a Notice to remedy breach
(Form 11). This gives them 7 days to fix the
problem. The tenant may apply to the RTA’s
dispute resolution service for help.
If the tenant does not fix the problem (i.e. the
breach) within the allowed time, you can issue
a Notice to leave (Form 12) giving them 14
days to leave the property for a general breach
or 7 days for failing to pay rent.
If the tenant ends the agreement early (also
known as a break lease) they may have to pay
compensation (which includes loss of rent).
Sections 299, 315, 376, 382 and 389
A repeat breach is when 2 or more notices
have been given for the same breach within
12 months. When a third breach occurs, you
or the tenant can apply to QCAT to have the
tenancy agreement ended, provided:
»» a Notice to remedy breach (Form 11) was
given each time
»» each breach was for the same problem
and was rectified, and
»» the problem is of a serious nature.
Example of a 7 day notice period
The day ends
When you calculate dates for notices, where
the notice period is in days, weeks or months,
you must not count the day the notice is
served and you must not take action until the
day after the last day listed on the notice.
If a hand delivered 7 day notice is served on
Notice served: 9 June
Day 1 – 10 June
Day 2 – 11 June
Day 3 – 12 June
Day 4 – 13 June
Day 5 – 14 June
Day 6 – 15 June
Day 7 – 16 June (the day ends at midnight)
Action taken – 17 June.
A notice expires at midnight, so you must
allow the person the entire 24 hours of the last
day of the notice before you can take action.
The last day of the Notice to leave (Form 12) is
16 June. By law, the tenant must be allowed
until midnight to leave. Generally the parties
should negotiate a practical handover time.
When the notice period is in hours, time is
counted from when the notice is delivered to
Serving notices by post
When serving notices by post, the sender
must allow time for the mail to arrive when
working out when a notice period ends.
Contact Australia Post for more information on
If the last day of the notice period falls on a
non-business day, the last day will defer to the
next business day.
Selling a tenanted property
Sections 203–204, 286, 307
If the tenant is on a fixed term agreement, you
cannot make them leave because you decide
to sell the property. The tenant can stay until
the end of the fixed term, and if the property is
sold, the new owner will become their lessor.
tenant an Entry notice (Form 9) giving them
24 hours notice. A reasonable amount of time
must have passed since the last entry for this
If you wish to hold an open house, you must
have the written consent of the tenant.
If the tenant is on a periodic agreement, and
the purchaser does not want to continue
renting the property (known as vacant
possession), then you must give the tenant a
Notice to leave (Form 12) allowing at least 4
weeks notice after the signing of the contract
Continuing a tenancy
If the property is advertised for sale during
the first 2 months of a fixed term agreement
(including a renewal of a fixed term agreement)
and the tenant was not given written notice
of the proposed sale before entering into the
agreement, the tenant can end the agreement
by giving a Notice of intention to leave (Form
13) with 2 weeks notice.
»» enter into a new fixed term agreement
(which may include changes to the terms
of the agreement), or
You must give the tenant a Notice of lessor’s
intention to sell premises (Form 10) if you want
to show the property to a prospective buyer.
You will also need to give the tenant at least
24 hours notice for each entry.
There are 3 ways a fixed term tenancy can
»» extend the existing fixed term agreement
by agreeing on a new end date (this could
be in the form of a signed letter), or
»» do nothing and allow the agreement to
revert to a periodic agreement.
If a tenant signs a new fixed term agreement
that contains significant changes to the terms
and conditions of the original agreement they
can dispute it with the RTA.
A significant change may include:
»» an excessive rent increase
»» the way rent must be paid
If you want to hold an open house or on-site
auction, you must have the written consent of
»» the number of occupants allowed to live in
Photographs that show any of a tenant’s
possessions may not be used in advertising
unless the tenant gives prior written consent.
»» a change to the special terms about
Re-letting a tenanted property
Before you show a prospective tenant the
property, the tenant must give you notice, or
you must give the tenant notice to leave.
If the tenant wants to leave they must give you
a Notice of intention to leave (Form 13). If you
want the tenant to leave you must give them a
Notice to leave (Form 12).
If you want to show the property to a
prospective tenant you must give the current
»» a change to the special terms, or
The tenant must sign the new agreement first
and then has 30 days from the start of the
new agreement to apply to the RTA’s dispute
If conciliation is unsuccessful, the RTA will
issue a Notice of unresolved dispute and the
tenant can apply to have the matter heard by
The tenant must abide by the new terms of the
agreement (e.g. by paying the new increased
amount of rent) while they wait for a hearing.
You and the tenant will be bound by any QCAT
Ending a tenancy
A tenancy agreement may be ended by
either you or the tenant when:
»» a mortgagee is to take possession of
»» the sole tenant has died, or
»» a fixed term agreement has ended
»» QCAT issues an order ending the
»» you or the tenant want to end a periodic
»» there is a serious unremedied breach
which relates to:
damage to the property
illegal use of the property
»» you or the tenant have broken the
agreement in a serious way and in the
same way more than twice in a 1 year
»» the tenant has not complied with a QCAT
»» the tenant has abandoned the property
»» the property is to be sold with vacant
possession and the tenant is on a periodic
When you end an agreement you must use the
correct form and comply with the appropriate
Ending a fixed term agreement
A tenancy agreement is a legally binding
contract that can only end in certain ways:
»» by mutual agreement
»» by applying to QCAT for an order
terminating the agreement with approved
grounds, such as excessive hardship or
repeated breaches by you or the tenant
»» by you giving the tenant a Notice to leave
»» by the tenant giving you a Notice of
intention to leave (Form 13)
»» you and the tenant mutually agree in
Notice to leave
The Notice to leave (Form 12) is used when asking a tenant to vacate the property.
Reason for ending a tenancy
Length of notice required
2 months notice (periodic and fixed term
agreements). However, a fixed term
agreement cannot be ended without grounds
(reason) before the end date of the agreement.
Unremedied rent arrears
At least 7 days after the expiry of Notice to
remedy breach (Form 11)
Unremedied general breach (breaches apart
from rent arrears)
At least 14 days after expiry of Notice to
remedy breach (Form 11)
Sale of the property
At least 4 weeks after the contract of sale is
signed (periodic agreements only)
If the tenant does not respond to an
Abandonment termination notice (Form 15)
within 7 days, the tenant is deemed to have
abandoned the property.
Non-compliance with a QCAT order
At least 7 days
Compulsory acquisition (the notice must
be given within 1 month after compulsory
At least 2 months
The day the notice is given
Mortgagee in possession (special
considerations apply – visit our website for
At least 2 months, if the mortgagee did not
consent to the tenancy.
Death of a sole tenant
2 weeks after the tenant’s representative gives
you written notice or
If the mortgagee did consent to the tenancy,
the normal rules and time frames apply.
2 weeks after you give the tenant’s
representative written notice or
a day agreed between you and the tenant’s
a day decided by QCAT.
Notice of intention to leave
The Notice of intention to leave (Form 13) is used by the tenant to notify you they are
ending the agreement.
Reason for ending the tenancy
Length of notice required
2 weeks after the notice is given for a periodic
14 days or the day the agreement ends
(whichever is later) for a fixed term agreement.
However, a fixed term agreement cannot be
ended without grounds before the end date of
Unremedied breaches (by the lessor)
7 days after the notice is given
Lessor’s intention to sell premises within the
first 2 months of a tenancy
2 weeks after the notice is given, if the tenant
was not advised in writing of the sale at the
signing of the agreement
Non-compliance by the lessor to a QCAT
7 days after the notice is given
Same day the notice is given
2 weeks after the notice is given
Breaking the tenancy agreement
To end the agreement you can either:
If the tenant leaves before the end date of
the fixed term agreement without sufficient
reason they may be responsible for costs
involved with breaking the agreement (such
as the cost of re-letting the property and
advertising). They may also be responsible for
paying rent until another tenant can be found
or until the tenancy ends. However, you have
an obligation to reduce or minimise costs that
result from breaking the agreement.
»» issue an Abandonment termination
notice (Form 15) (e.g. by leaving it at the
property). The tenancy agreement ends 7
days from the date the notice was served,
if the tenant does not apply to QCAT to
have the notice set aside, or
If you believe the property has been
abandoned, you can issue an Entry notice
(Form 9), giving at least 24 hours notice, and
then inspect the property to confirm it has
If the tenant wishes to dispute the notice,
they must apply to QCAT within 7 days of
the notice being served. If the 7 days have
expired the tenant may apply to QCAT for a
compensation order if they can show they
have not abandoned the property. This must
be done within 28 days of the notice being
You must have reasonable grounds for
believing the property has been abandoned
(e.g. rent arrears, uncollected mail).
You may wish to take photographs or
video to support your decision to issue an
abandonment termination notice.
»» you can apply to QCAT for an order
declaring the property abandoned. This
can avoid future disputes if there is
doubt about whether the property was
Exit condition report
Refunding the bond
The Exit condition report (Form 14a) is
completed on, or around, handover day
when the tenant is ready to move out. It
shows the condition of the property when
the tenant leaves.
The quickest and easiest way to get a bond
refund is to talk to the tenant and reach an
agreement about how the tenant’s bond is to
be paid out.
The report should be filled out by the tenant
and 2 copies given to you. It will be compared
to the Entry condition report (Form 1a) to
determine if the property is in the same
condition as when the tenant moved in, apart
from fair wear and tear.
You then inspect the property and make your
own notes on the exit condition report and
send a completed copy to the tenant at their
new address within 3 business days.
It is a good idea to conduct the inspection with
the tenant and complete the report together.
If there is disagreement over the report, you
should talk to each other and try to resolve the
If you and the tenant agree at the end of
You and the tenant must sign the Refund of
rental bond (Form 4) and submit it to the RTA
by post or online. The RTA will refund the
money within a few days. The fastest way to
get the bond back is to provide the RTA with
bank details so it can be deposited directly
into the correct account.
If you and the tenant disagree
You or the tenant can submit a bond refund
form. The RTA will then send the other person
a Notice of claim and a Dispute resolution
request (Form 16). If the RTA does not receive
a response within 14 days, the bond is paid
out as directed by whoever first lodged the
bond refund form.
If they do respond, the RTA’s dispute
resolution service will try to help resolve the
disagreement. If agreement is reached, you
and the tenant should sign the bond refund
form and the bond is paid out as agreed.
If agreement is not reached, the person who
lodged the dispute request form can apply to
QCAT for a decision. They must do so within
7 days of receiving the Notice of unresolved
dispute from the RTA and notifying the RTA in
writing of the QCAT application.
If no QCAT application is lodged within the
correct timeframe, the RTA will pay the bond
as directed by the person who first lodged the
bond refund form.
The tenant can reclaim their goods before their
disposal. They must put this request in writing
and pay you for the cost of removal or storage.
You cannot hold onto a tenant’s possessions
in lieu of rent or other money owed.
Take photos of items being disposed of in
case of future dispute.
Sections 397–413, 416
Goods and documents left
Goods and documents left behind after a
tenant has moved out must be returned or
disposed of according to a specific set
Personal documents (such as cash, passports,
birth certificates, photographs) must be given
to the tenant or, if you can’t contact them, to
the Public Trustee within 7 days of the end
of the tenancy. You must make an effort to
contact the tenant about these items.
»» Goods valued at less than $1500:
Goods left behind that could be unhealthy
or unsafe to store, that would reduce their
value by storing them, and/or the cost of
removing, storing and selling them would
be more than their value, can be sold or
disposed of straight away. Example: food.
»» Goods valued at more than $1500:
Goods must be stored for 1 month, after
that they can be sold at auction. The
auction must be advertised in a local
newspaper and must list the goods and
state the time, day and place of the
auction which must be at least 7 days after
the notice is published. Example: cars,
furniture or caravans.
You can deduct the cost of the removal,
storage and sale of the goods from the money
raised at the auction. Any remaining money
must be paid to the Public Trustee. You
must apply to QCAT if you are owed any
Try to resolve disputes with the tenant directly;
if this does not work, the RTA’s dispute
resolution service may be able to help. If it
remains unresolved you may be able to take
the matter to QCAT.
Step 1 – self resolution
»» Identify the issues – what is important and
what is negotiable?
»» Find out your legal rights and
»» Seek advice or assistance from
independent agencies or support services,
such as the Property Owners’ Association
»» Talk to the other party and try to negotiate
an agreed outcome
»» If an agreement is reached, make sure the
agreement is in writing and signed by you
and the tenant.
Step 2 – RTA’s dispute resolution service
If you and the tenant cannot come to an
agreement, the RTA’s dispute resolution
service offers a free conciliation service to help
tenants and lessors resolve disputes quickly
and without the need for legal action.
Conciliation is an opportunity to present
concerns, listen to the other person and to
settle a dispute with mutual agreement. The
process is voluntary and confidential.
Step 3 – application to QCAT
When a problem has not been resolved
through dispute resolution, or if the dispute is
defined as ‘urgent’ under the Act, you or the
tenant can apply to QCAT for a decision on the
matter (time limits may apply).
You can get information and application forms
from the QCAT website (qcat.qld.gov.au).
You cannot evict a tenant because they have
enforced, or propose to enforce, their rights.
If a tenant believes you have given a Notice
to leave (Form 12) because they have made
a complaint or taken some action to enforce
their rights, they can apply directly to QCAT to
have the notice set aside.
An adjudicator will hear the matter and make
a ruling based on the evidence provided. The
decision is binding.
Urgent applications to QCAT
An urgent application can be made directly to
QCAT without having to go through dispute
resolution first. The term ‘urgent’ does not
mean the application will be fast-tracked,
just that you don’t need to lodge a dispute
resolution request form with the RTA.
Urgent applications can be made for:
»» failure to leave by the date written on the
Notice to leave (Form 12) or Notice of
intention to leave (Form 13)
»» excessive hardship
»» an order to restrain a person causing
damage or injury
»» repeated breaches by the tenant
»» ending the agreement due to the death of
a sole tenant
»» an order declaring a property abandoned,
»» an order about goods and documents left
Contact the RTA to check if your matter is
defined as urgent.
The tenant must apply to QCAT within
4 weeks of receiving the Notice to leave
Warrant of possession
If, after you have gone through the process
of ending the agreement, such as serving a
Notice to leave (Form 12), and the tenant does
not move out, you can make an application to
QCAT for a termination order and a Warrant
of possession. It is important each step in the
process is completed before moving on to
1. Make an urgent application to QCAT for
an order to terminate the tenancy and for
a Warrant of possession on the grounds
of the tenant’s failure to leave by the date
listed on the Notice to leave (Form 12) or
Notice of intention to leave (Form 13).
2. QCAT will set a date for the hearing.
3. If the adjudicator at QCAT believes there is
a case, they will issue a termination order
and a Warrant of possession and notify the
tenant about the order.
4. An authorised officer, such as a police
officer, will execute the warrant and be
present to allow you to take possession of
After a tenancy
Sections 63, 65–66
You must keep the tenancy agreement, the
Entry condition report (Form 1a), the Exit
condition report (Form 14a) and rent payment
records (or copies of receipts if rent was paid
by cash or cheque) for 1 year after the tenancy
These registers may be used by lessors and
agents during an application process, to
check the prospective tenant’s rental history.
There are rules about what information can be
listed on the databases. Visit our website for
It is also recommended that you keep copies
of any written correspondence, such as
letters or notices served, for 1 year after the
Tenancy databases are electronic registers
run by privately owned companies that record
information about tenants who have had
their agreement ended because of a serious
breach (e.g. they owe money to the lessor that
exceeded the bond or had their agreement
ended by QCAT).
we’re here to help
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Administrative Tribunal (QCAT)
t 1300 753 228
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Managing general tenancies in Queensland
Copyright © Residential Tenancies Authority
First published 2013