Queensland tenancy law sets out what a renter can expect and what a property manager or owner must do. This guide explains the rules renters most often need to know, in plain English, with links to the Residential Tenancies Authority for the detail.
The Residential Tenancies Authority (RTA) is the Queensland Government body that administers the Residential Tenancies and Rooming Accommodation Act 2008. General enquiries: 1300 366 311, Monday to Friday, 8.30am to 5pm.
Emergency Repairs
If there is an immediate risk to life or property, call 000.
For anything else, contact your property manager first. The Act sets out what counts as an emergency repair, and the list is specific.
- A burst water service or a serious water service leak
- A blocked or broken lavatory system
- 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
- A failure or breakdown of an essential service for hot water, cooking or heating
- A fault or damage that makes the premises unsafe or insecure
- A fault or damage likely to injure a person, damage property or unduly inconvenience a tenant
- A serious fault in a staircase, lift or other common area that unduly inconveniences a tenant getting to or from the premises
A repair needed to bring the property up to the minimum housing standards is also treated as an emergency repair.
If you cannot reach anyone
If an emergency repair is not dealt with promptly, or you cannot reach your property manager or the nominated repairer named in your tenancy agreement, you can arrange the repair yourself and be reimbursed, up to the value of four weeks rent.
Keep the invoice. Once you give it to your property manager, they have seven days to repay you.
Routine Repairs
Anything not on the emergency list is a routine repair. Report it to your property manager in writing and allow a reasonable time for it to be attended to.
If nothing happens, you can issue a Notice to remedy breach (Form 11), which gives the property manager or owner a minimum of seven days to act. If it is still not resolved after that, you can apply to the RTA for dispute resolution (Form 16), and then to QCAT for a repair order.
Entry Notices
Your property manager cannot simply turn up. Written notice is required, on an Entry notice (Form 9), and the notice period depends on the reason.
| Reason for entry | Notice required |
|---|---|
| Routine inspection | 7 days |
| Repairs or maintenance | 48 hours |
| Checking repairs were completed | 48 hours |
| Checking a breach notice was remedied | 48 hours |
| Smoke alarm or safety switch compliance | 48 hours |
| Showing the property to a prospective tenant or buyer | 48 hours |
| Valuation | 48 hours |
| Checking whether the property has been abandoned | 48 hours |
- The entry notice must state a two hour window, and entry has to happen inside it.
- Entry between 6pm and 8am, or on a Sunday or public holiday, needs your agreement.
- Routine inspections cannot happen more than once every three months unless you agree.
- After a Notice to leave or a Notice of intention to leave has been given, entry is limited to twice in any seven day period, with exceptions for emergencies and safety compliance.
Bonds
- Since 30 September 2024, a rental bond cannot exceed four weeks rent.
- Bond money must be lodged with the RTA within 10 days of being received. It is held by the RTA, not by the agency.
- At the end of the tenancy, either party can lodge a Refund of rental bond (Form 4). Where everyone agrees and signs, the refund is straightforward.
- If a claim is made against your bond and you disagree, you have 14 days from the Notice of Claim to dispute it with a Dispute resolution request (Form 16). If you do not, the RTA will pay out as claimed.
Because the RTA holds the bond, it is not affected by a change of managing agent.
Rent Increases
- Rent cannot be increased more than once in any 12 month period. Increasing it sooner is an offence under the Act.
- The 12 month limit attaches to the property, not to your tenancy. It carries across a new agreement, a new tenant, a new agent and a new owner.
- For a general tenancy, at least two months written notice is required.
Paying Rent
- You must be offered at least two ways to pay rent. At least one of them has to be reasonably accessible and must not cost you more than the reasonable transaction costs.
- Any cost attached to a payment method has to be disclosed to you in writing before you sign.
- If the agent or owner receives a financial benefit from a particular payment method, they have to tell you.
Minimum Housing Standards
Minimum housing standards applied to new and renewed tenancies from 1 September 2023, and to all remaining tenancies from 1 September 2024. A rental property must be:
- Weatherproof and structurally sound. The roof and windows must keep water out, and floors, walls, ceilings and decks must not be likely to collapse.
- Fitted with functioning locks or latches on all external doors and windows.
- Free from vermin, damp and mould, unless caused by the tenant.
- Fitted with privacy coverings on windows in bedrooms and other private areas. Blinds, curtains, tinting or frosting all qualify.
- Serviced by plumbing and drainage adequate for the number of people living there, and connected to a water supply delivering hot and cold water suitable for drinking.
- Private in the bathroom, with a toilet that flushes and refills and is connected to an appropriate waste system.
- Fitted with a functioning cooktop, where a kitchen is provided.
- Fitted with the necessary fixtures, taps and plumbing, where a laundry is provided. A washing machine does not have to be supplied.
The property manager or owner is responsible for meeting these standards at the start of the tenancy and throughout it. Tenants are responsible for reporting repairs promptly.
Ending A Tenancy
- A tenant ending a tenancy gives a Notice of intention to leave (Form 13).
- A property manager or owner ending a tenancy gives a Notice to leave (Form 12).
- An Exit condition report (Form 14a) is completed when you move out, and is compared against the Entry condition report (Form 1a) you completed when you moved in. Keep your copy of both, along with photographs.
RTA Forms
The forms renters use most often, all available from the RTA.
| Form | What it is for |
|---|---|
| Form 1a | Entry condition report, completed when you move in |
| Form 4 | Refund of rental bond |
| Form 4a | Bond refund for people experiencing domestic and family violence |
| Form 9 | Entry notice, given to you before entry |
| Form 11 | Notice to remedy breach |
| Form 12 | Notice to leave, given by the property manager or owner |
| Form 13 | Notice of intention to leave, given by the tenant |
| Form 14a | Exit condition report, completed when you move out |
| Form 16 | Dispute resolution request |
| Form 17a | Pocket guide for tenants, houses and units |
| Form 18a | General tenancy agreement |
| Form 20 | Notice ending tenancy interest, domestic and family violence |
| Form 21 | Request for approval to keep a pet |
| Form 22 | Rental application |
| Form 23 | Request for approval to attach fixtures or make structural changes |
Where To Get Help
Residential Tenancies Authority, 1300 366 311, Monday to Friday 8.30am to 5pm, rta.qld.gov.au. The RTA can answer tenancy questions, confirm which agent is recorded against your bond, and provide free dispute resolution.
