Residential Tenancy (Queensland) FAQ

The Residential Tenancies and Rooming Accommodation Act 2008 (RTRA Act) is the primary legislation. It covers general tenancies, rooming accommodation, and moveable dwelling tenancies. The Residential Tenancies and Rooming Accommodation Regulation 2009 prescribes standard forms and bond amounts.

A general tenancy agreement (Form 18a) must include the names of the parties, the property address, rent amount and payment frequency, bond amount, start date, and whether it is fixed-term or periodic. Lessor disclosure of known facts such as flooding history is also required.

For properties with weekly rent of $700 or less, the maximum bond is four weeks rent. For properties with rent above $700 per week, the bond is negotiable. All bonds must be lodged with the RTA within 10 days of receipt.

Landlords or agents lodge the bond with the RTA using Form 2. At the end of the tenancy, both parties sign a bond refund form (Form 4). If there is a dispute, either party can lodge a Form 4 claim and the other has 14 days to respond before the RTA processes it.

Tenants must give at least 14 days written notice (Form 13). Landlords must give at least 2 months notice without ground (Form 12). Shorter notice periods apply where the tenant has breached the agreement or the property is being sold.

Neither party needs to give notice if the tenancy simply expires at the end of the fixed term. If neither party acts, it rolls into a periodic tenancy. Early termination requires agreement, a QCAT order, or specified grounds such as domestic violence or severe hardship.

Rent can be increased once every 12 months. The landlord must give at least 2 months written notice using a Form 10. The increase must not be excessive, and the tenant can apply to QCAT if they believe the increase is unreasonable.

The landlord or agent must give the appropriate notice before entering: 24 hours for general inspections and repairs, 48 hours for routine inspections. Entry for routine inspections is limited to once every 3 months. Entry must be between 8am and 6pm unless the tenant agrees otherwise.

Landlords are responsible for maintaining the property in good repair and in a condition fit for habitation. Emergency repairs (burst pipes, electrical faults, gas leaks) must be attended to immediately. Non-emergency repairs should be completed within a reasonable time after written notice.

If a landlord cannot be contacted or does not arrange emergency repairs, the tenant may arrange them up to a prescribed limit (currently two weeks rent) and seek reimbursement. If the landlord does not reimburse, the tenant can apply to QCAT for an order.

Under the 2024 amendments to the RTRA Act, landlords can no longer end a periodic tenancy without a prescribed ground. Approved grounds include sale of the property, significant repairs, change of use, and owner or family member occupation. This replaced the previous "without ground" notice.

The landlord must provide a completed entry condition report (Form 1a) at the start of the tenancy. The tenant has 3 days to note disagreements. This report is critical evidence if there is a bond dispute at the end of the tenancy.

Since October 2022, tenants can request to keep a pet. The landlord must respond within 14 days and can only refuse on reasonable grounds prescribed in the RTRA Act, such as the property being unsuitable. Failure to respond is deemed approval.

The RTA offers a free conciliation service for most tenancy disputes. Either party contacts the RTA, and a conciliator facilitates negotiation. If conciliation fails, the matter can be escalated to QCAT. RTA conciliation is not mandatory before QCAT except for bond disputes.

Tenants can apply to QCAT for disputes including excessive rent increases, repair orders, bond refund disputes, retaliatory eviction claims, and compensation for breaches. The application fee is modest (under $100 for minor civil disputes).

If a tenant breaches the agreement (for example, by failing to pay rent), the landlord can issue a Notice to Remedy Breach (Form 11). The tenant has a specified period to remedy the breach. If not remedied, the landlord can issue a Notice to Leave (Form 12).

Tenants cannot sublet without the landlord's written consent. The landlord must not unreasonably withhold consent. Any subletting arrangement should be documented and the sub-tenant is bound by the head tenancy agreement conditions.

A tenancy agreement binds the new owner. If the property is sold during a fixed-term tenancy, the new owner must honour the agreement. For a periodic tenancy, the new owner can give 2 months notice to end the tenancy on the ground of sale.

Yes. Tenants experiencing domestic and family violence can end a tenancy with 7 days notice by providing a DFV notice with supporting evidence such as a protection order, police report, or approved professional report. Co-tenants who are not the respondent can remain.

Since 2024 amendments, tenants can make minor personalisation changes (picture hooks, curtains, furniture anchoring) without consent. For other modifications, they must request approval in writing. The landlord can impose reasonable conditions but must not unreasonably refuse.