Landlord Guide to Renting in Queensland

Queensland landlords must use the approved General Tenancy Agreement (Form 18a) for standard residential tenancies. The agreement can be fixed-term or periodic. Landlords must provide a signed copy to the tenant and include the prescribed information about the tenancy.

• Form 18a (General Tenancy Agreement) is the approved standard form
• Fixed-term or periodic agreements are both supported
• Landlord must provide the tenant with a copy of the signed agreement
• Special terms may be added but must not conflict with the Act

The maximum bond in Queensland is four weeks' rent. The landlord or agent must lodge the bond with the RTA within 10 days of receiving it. The tenant receives a receipt and the bond is held by the RTA for the duration of the tenancy.

• Maximum bond: 4 weeks' rent
• Bond must be lodged with the RTA within 10 days
• RTA issues a bond lodgement notice to the tenant
• Bond may be used for unpaid rent, damage beyond fair wear and tear, or other amounts agreed or ordered by QCAT

Queensland landlords must disclose certain information about the property before the tenancy agreement is signed. A condition report is a key document that protects both parties.

• Entry condition report must be completed and provided to the tenant at the start of the tenancy
• Tenant has 3 days to return the report with any amendments
• Disclosure of body corporate by-laws if the property is in a community titles scheme
• Disclosure of any known flooding, pest, or health hazards affecting the property

Rent must be payable by at least one method that does not incur a fee for the tenant. The landlord may request rent no more than two weeks in advance for periodic agreements and one month in advance for fixed-term agreements.

• At least one fee-free payment method must be available
• Maximum rent in advance: 2 weeks (periodic) or 1 month (fixed-term)
• Receipts must be provided for all cash payments
• Rent records must be kept by the landlord or agent for at least one year after the tenancy ends

Landlords must maintain the property in good repair and in a condition fit for the tenant to live in. Emergency repairs must be arranged as soon as possible. Routine repairs should be completed within a reasonable time after the tenant notifies the landlord.

• Landlord is responsible for repairs, except for damage caused by the tenant
• Emergency repairs (e.g., burst water pipes, gas leaks, dangerous electrical faults) must be carried out as soon as practicable
• Routine repairs should be completed within a reasonable timeframe
• If the landlord fails to act, the tenant may apply to QCAT for a repair order

A landlord may only enter the property in the circumstances permitted by the Act and must provide the required notice. Entry is limited to certain hours unless the tenant agrees otherwise.

• Routine inspections: no more than once every 3 months, with at least 7 days' notice (entry day must be agreed or between 8:00 am and 6:00 pm)
• Entry for repairs: at least 24 hours' notice
• Entry in an emergency: no notice required
• Entry to show prospective tenants: at least 24 hours' notice, only in the last 14 days of the tenancy

Rent can only be increased once every 12 months. The landlord must give at least 2 months' written notice. Rent increases during a fixed-term agreement are only permitted if the agreement includes a specific term allowing it.

• Maximum one rent increase per 12-month period
• At least 2 months' (60 days') written notice required
• Fixed-term agreements may only allow increases if a specific clause is included
• Tenant may apply to QCAT if the increase is considered excessive

Notice requirements in Queensland depend on the type of agreement and reason for ending the tenancy. Recent reforms have introduced specific grounds for termination, replacing some previous no-grounds provisions.

• End of fixed-term tenancy (no renewal): landlord must give at least 2 months' notice
• Tenant ending a periodic tenancy: 14 days' notice
• Landlord ending a periodic tenancy (without grounds): no longer permitted since June 2023 — a prescribed reason is required
• Non-payment of rent: 7 days' notice to remedy, then further action if not remedied

A landlord cannot forcibly remove a tenant. If the tenant does not vacate after a valid notice, the landlord must apply to QCAT for a termination order. A warrant of possession is enforced by the Queensland Police Service.

• Self-help evictions are prohibited and carry penalties
• Landlord must apply to QCAT if the tenant does not vacate after proper notice
• QCAT may terminate the tenancy immediately for serious breaches (e.g., property damage, illegal use)
• A warrant of possession is executed by Queensland Police

At the end of the tenancy, the landlord or tenant lodges a bond refund form with the RTA. If both parties agree, the refund is processed promptly. Disputes over bond deductions are resolved through the RTA's dispute resolution process or by QCAT.

• Either party can submit a bond refund form (Form 4) to the RTA
• If the other party does not dispute within 14 days, the refund is processed as requested
• Disputed claims go through the RTA's free dispute resolution service or QCAT
• Landlord must use the exit condition report as evidence for any deductions