Residential tenancy law in Queensland

• Residential Tenancies and Rooming Accommodation Act 2008 (Qld) (QLD)

  The main Act. It sets the rules for general tenancies, rooming accommodation, moveable dwellings and caravan parks, covering bonds, rent, entry, repairs, minimum housing standards, breach and termination notices, and QCAT's powers.

• Residential Tenancies and Rooming Accommodation Regulation 2025 (Qld) (QLD)

  Supports the Act with detail such as the minimum housing standards, standard terms and the prescribed house rules for rooming accommodation. An amendment made on 10 July 2026 widened the groups of exempt lessors that are not bound by the 12-month rent increase limit.

• Queensland Civil and Administrative Tribunal Act 2009 (Qld) (QLD)

  Establishes QCAT and governs its procedure, representation rules, review and appeal rights in tenancy matters.

• Local Government Electoral and Other Legislation (Expenditure Caps) Amendment Act 2023 (Qld) (QLD)

  The Act that introduced the limit on the frequency of rent increases to once every 12 months for Queensland tenancies and rooming accommodation, in effect from 1 July 2023.

• Residential Tenancies and Rooming Accommodation and Other Legislation Amendment Act 2024 (Qld) (QLD)

  Made the 2024-25 reforms in stages: the rent increase limit attached to the premises and a ban on rent bidding from 6 June 2024, the four-week bond cap from 30 September 2024, and longer entry notice periods and a standard rental application form from 1 May 2025.

• Competition and Consumer Act 2010 (Cth), Schedule 2 (Australian Consumer Law) (CTH)

  Applies to misleading or deceptive conduct by agents in trade or commerce, which can matter where a property was advertised inaccurately.

• Residential Tenancies Authority (RTA)

  Queensland's statutory tenancy body. It holds rental bonds, publishes the approved forms and factsheets, investigates offences under the Act and provides a free dispute resolution service that parties must use for most non-urgent disputes before applying to QCAT.

• Queensland Civil and Administrative Tribunal (QCAT)

  Decides residential tenancy disputes up to $25,000: bonds, compensation, repair orders, termination and possession, and applications about excessive rent increases. Non-urgent disputes must go through RTA dispute resolution first.

• QCAT Appeal Tribunal

  Hears appeals from QCAT tenancy decisions. Tenancy disputes are minor civil disputes, so you need leave (permission) to appeal, and the application must be made within 28 days, usually counted from when you receive the decision or its written reasons.

• Office of the Commissioner for Body Corporate and Community Management

  Deals with body corporate disputes. Relevant to renters in units and townhouses where a body corporate committee decision, such as refusing a pet, is the problem rather than the lessor.

• Magistrates Court of Queensland

  Enforces QCAT decisions, including money orders, once a copy of the order and an affidavit are filed; filing them is free. Claims above QCAT's $25,000 limit and up to $150,000 also go to this court.

1. 01Starting a general tenancy

   You sign the General tenancy agreement (Form 18a). If you pay a bond, the property manager or owner must give you a receipt and lodge it with the RTA within 10 days. You must be given the Entry condition report (Form 1a). You then have 7 days after you move in, or after you receive the report if that is later, to mark anything you disagree with, sign it and return it. Keep a copy and dated photographs, because this report is key evidence in most bond disputes.

   Typical timeframe: First week of the tenancy

2. 02Living in the property

   Rent is paid as the agreement provides, and you must be offered at least two ways to pay, including one that costs no more than normal bank fees. The property must meet the minimum housing standards. The lessor or agent needs a valid reason to enter and must give you an Entry notice (Form 9): since 1 May 2025 that is at least 48 hours for most entries, and 7 days for a routine inspection, which can happen no more than once every 3 months. A written pet request must be answered within 14 days and can only be refused on grounds set out in the law.

   Typical timeframe: Ongoing

3. 03Raising a breach

   If either side breaches the agreement, the other can give a Notice to remedy breach (Form 11) setting out the problem and a date to fix it, which must be at least 7 days after the notice is given. For unpaid rent, the rent must have been unpaid for at least 7 days before the notice can be given.

   Typical timeframe: At least 7 days to remedy

4. 04Notices to end the tenancy

   The lessor or agent gives a Notice to leave (Form 12) stating an approved reason. The tenant gives a Notice of intention to leave (Form 13). The notice period depends on the reason: for example 2 months at the end of a fixed term or for a sale contract, 7 days for rent arrears not paid by the date on a Notice to remedy breach, 14 days for any other breach not fixed by that date, and the day it is given where the premises have become unlivable (that notice must be given within 1 month of it happening). A tenant can end a periodic agreement without a reason on 14 days' notice.

   Typical timeframe: Same day to 2 months

5. 05RTA dispute resolution

   Most non-urgent disputes must go to the RTA first. You lodge a Dispute resolution request (Form 16) or use the RTA's online service. Taking part is voluntary. If both sides agree, a conciliator speaks with each side by phone or sets up a three-way teleconference, and any agreement is put in writing and signed. If the dispute is not resolved, the RTA issues a Notice of unresolved dispute, which you attach to a QCAT application.

   Typical timeframe: Varies with the dispute

6. 06QCAT application

   Urgent applications can go straight to QCAT without RTA conciliation. They include emergency repairs, retaliatory action, entry disputes and some applications to end a tenancy, such as for repeated breaches, excessive hardship, objectionable behaviour or damage. Urgent only means you can skip conciliation; it does not mean a faster hearing. Non-urgent applications need the Notice of unresolved dispute. Each type of application has its own time limit, such as 7 days after the Notice of unresolved dispute for a bond dispute and 30 days after a rent increase notice to challenge the increase.

   Typical timeframe: Varies by application

7. 07Orders and enforcement

   QCAT can order payment, repairs (including a reduced rent until the repairs are done), termination of the agreement and a warrant of possession, which police carry out. A lessor whose tenant has not left must apply within 14 days after the Notice to leave expires. Other QCAT decisions, including money orders, can be enforced through the Magistrates Court, and filing the order there is free.

   Typical timeframe: Set by the order

RTA dispute resolution is free. QCAT charges a filing fee for a residential tenancy application. From 1 July 2026 the fee is $96.30 for a claim of up to $1,000, $164.30 for more than $1,000 up to $10,000, $405.60 for more than $10,000, and $119.00 where no amount is claimed. QCAT can waive the fee for financial hardship, for example if you receive a full Centrelink or Veterans' Affairs pension or benefit, are under 18, are protected by a domestic violence order or have a grant of legal aid. QCAT decides tenancy claims up to $25,000. Parties generally represent themselves and need QCAT's permission to have a lawyer or someone else represent them. QCAT does not usually order one side to pay the other's legal costs, but it can order the other party to pay your application fee. Free help is available from QSTARS, run by Tenants Queensland, which can help you prepare for a QCAT hearing, and from community legal centres.