Queensland General Tenancy Agreement (Form 18a) Guide

If you’re a self-managing landlord in Queensland, the tenancy agreement is the single most important document in your relationship with your tenant. It’s a legally binding contract governed by the Residential Tenancies and Rooming Accommodation Act 2008 (the RTRA Act), and getting it right from day one determines whether you can enforce your rights for the entire tenancy.

Queensland doesn’t give you a blank page to draft whatever terms you like. You must use the prescribed General Tenancy Agreement (Form 18a), which contains standard terms set by regulation that you cannot override. You can add special terms — but only if they don’t conflict with the Act or the standard terms. If they do, the standard terms win, and the conflicting special term is void. Attempting to contract out of the Act’s provisions is itself an offence carrying a maximum penalty of 50 penalty units.

This guide covers everything a self-managing landlord needs to know about setting up a tenancy agreement in Queensland — from the mandatory application process introduced on 1 May 2025, through to signing the agreement, lodging the bond, completing the condition report, and understanding what happens when the fixed term ends.

For the broader tenancy law framework behind this agreement, see our QLD rental laws guide. If you’re working through the full tenancy setup process, it also helps to read the QLD rental bond guide alongside this page.

Before the Agreement: The Rental Application Process

Since 1 May 2025, Queensland law requires you to use a standardised rental application form when a prospective tenant applies for your property. You must use the RTA’s Rental Application (Form 22) for general tenancies. You cannot use your own application form, and you cannot ask for any information beyond what is contained in Form 22. Non-compliance is an offence carrying a maximum penalty of 20 penalty units.

You must also provide prospective tenants with at least two different ways to submit their application. One of those methods must not be a “restricted way” — meaning it cannot require the applicant to provide their personal information through an online third-party platform, and it cannot incur a cost to the applicant such as an application fee or background check charge.

What You Can and Cannot Ask For

Form 22 allows you to request proof of identity, evidence of financial ability to pay rent, documents assessing the applicant’s suitability (such as references from previous landlords), and referee details. You can also check tenancy databases.

There are specific categories of information you cannot request. These include details about legal actions the applicant has taken (including previous tenancy disputes or Tribunal matters), history of rental bond claims, breach notices given by or to the applicant, and statements of credit accounts or bank transaction details.

Identity Verification

An applicant can verify their identity by providing a copy of their identity document or by allowing you to sight the original in person. If you sight the original in person, you cannot keep a copy or record the details of the document without the applicant’s consent. If the applicant provides a copy instead, no additional consent is required.

Personal Information Obligations

From 1 May 2025, the Act imposes strict rules on how you handle personal information collected during the application process. You must store all personal information securely and ensure it is accessed only for the purpose of assessing the application or managing the tenancy. Personal information from unsuccessful applicants must be destroyed securely within three months after the successful tenant’s tenancy agreement commences. Personal information collected during the tenancy for property management purposes must be destroyed within seven years after the agreement ends.

These requirements apply to tenancy agreements that are active as at, or commenced after, 1 May 2025.

The General Tenancy Agreement (Form 18a)

In Queensland, every residential tenancy agreement must be in writing under Section 61 of the RTRA Act. Failure to provide a written agreement is an offence carrying a maximum penalty of 20 penalty units. However, the tenant still has protection under the Act even if you don’t provide one — the Act’s provisions apply regardless.

You must use the prescribed General Tenancy Agreement (Form 18a). This is not optional. The agreement must be written in a clear and precise way, and the costs of preparing it are payable by you as the lessor — you cannot charge the tenant for preparation costs.

What Form 18a Contains

Form 18a is divided into three parts.

Part 1 — Tenancy Details covers all the key information about the tenancy: your name and contact details as lessor, the tenant’s details, agent details (if applicable), the property address, inclusions (furniture or other goods provided with the premises), whether the agreement is fixed term or periodic, start and end dates, rent amount and payment frequency, method and place of rent payment, bond amount, services the tenant must pay for (electricity, gas, phone, water), the number of persons allowed to reside, body corporate by-laws, approved pets, and nominated repairers for electrical, plumbing and other emergency repairs.

Part 2 — Standard Terms sets out the terms prescribed by the Regulation. These are locked in — you cannot remove, modify, or override them. They cover everything from when the tenancy starts and ends, rent payment obligations, rent increases, bond lodgement, outgoings, the tenant’s obligations to maintain the property, your obligations as lessor, locks and keys, entry rules, pets, subletting, and what happens at the end of the tenancy.

Part 3 — Special Terms is where you can add additional agreed terms. These might cover water charging, garden maintenance, pool maintenance, carpet cleaning, pest control, smoke alarm obligations, or any other matter — provided they don’t conflict with the Act or the standard terms.

The Hierarchy of Terms

Understanding which terms prevail is critical. The hierarchy under the Act is:

The Act itself sits at the top. Any duty or entitlement imposed by the Act overrides both standard terms and special terms if there is an inconsistency. Below that, standard terms override special terms if they are inconsistent. This means you cannot use a special term to weaken a standard term or to circumvent a provision of the Act.

Section 53 of the RTRA Act goes further: any agreement or arrangement that purports to exclude, change, or restrict the application of the Act in relation to tenancy agreement terms is void. Entering into such an agreement with the intention of defeating or evading the Act is an offence carrying a maximum penalty of 50 penalty units.

In practical terms, this means that even if you and the tenant both willingly agree to a special term that conflicts with the Act, that term is unenforceable. Common examples of void special terms include clauses that waive the tenant’s right to dispute rent increases, require the tenant to use a specific tradesperson for end-of-tenancy cleaning, or attempt to make the tenant liable for costs that the Act assigns to the lessor.

Signing and Exchanging the Agreement

The process has specific timeframes set by Section 62 of the RTRA Act.

You must give the tenant the prepared agreement for signing on or before the day the tenant occupies the premises. Failing to do so is an offence carrying a maximum penalty of 20 penalty units. The tenant then has 5 days after receiving the document to sign it and return it to you. After you receive the signed document from the tenant, you have 14 days to sign it yourself and return a copy — signed by both parties — to the tenant. Failure to return the signed copy within 14 days is an offence carrying a maximum penalty of 10 penalty units.

You must also give the tenant a copy of the proposed agreement before they pay any money — including a holding deposit or bond. This ensures the tenant knows exactly what they are committing to before any money changes hands.

Documents You Must Give the Tenant

When starting a tenancy, you are required to provide the tenant with the following documents under the RTRA Act:

The proposed General Tenancy Agreement (Form 18a), including any special terms, must be given before any money is paid. The Pocket Guide for Tenants — Houses and Units (Form 17a) is the prescribed information statement under Section 67 and must be given to the tenant. If the property is in a body corporate scheme, you must provide a copy of any applicable by-laws. If you are taking a bond, you must provide a Bond Lodgement (Form 2) for the tenant to sign, or alternatively lodge the bond online via RTA Web Services. You must also provide an Entry Condition Report (Form 1a).

You must also disclose any repair orders that have not yet been complied with. If there is an outstanding repair order on the property, the tenant needs to know about it before signing.

Fixed Term vs Periodic Agreements

A fixed term agreement has a start date and an end date. The tenant agrees to rent the property for a set period — typically 6 or 12 months, though any period can be negotiated. During the fixed term, neither party can end the tenancy without specific grounds under the Act (except by mutual written agreement).

A periodic agreement has a start date but no end date. It continues on a rolling basis — week to week, fortnight to fortnight, or month to month — until either party ends it using the correct process under the Act.

What Happens When a Fixed Term Ends

When a fixed term agreement reaches its end date, there are three options.

You and the tenant can extend the existing agreement by agreeing in writing on a new end date. This is done by crossing out the current end date in Item 6 of the agreement, writing the new date, and both parties initialling and dating the change. Alternatively, both parties can sign a separate written statement confirming the new end date.

You can enter into a new agreement if any terms are changing — for example, if the rent is being increased. In this case, you prepare a new Form 18a for both parties to sign.

If neither party does anything, the agreement automatically becomes periodic. It continues under the same terms that applied to the fixed term agreement, except there is no end date. This happens by operation of law — no action is required from either party.

Under a periodic agreement, you can only end the tenancy for a specific reason under the Act. The abolition of “without grounds” terminations for periodic agreements means you cannot simply end a periodic agreement because you want the tenant to leave. You need a valid ground — such as breach of agreement, sale of the property, or landlord/family move-in — and must follow the correct notice process using a Notice to Leave (Form 12).

Rent

How Much Rent in Advance

The amount of rent you can require in advance depends on the type of agreement. For a fixed term agreement, you can require a maximum of 1 month’s rent in advance. For a periodic agreement, the maximum is 2 weeks’ rent in advance. You cannot require the tenant to pay any further rent until the rent already paid in advance has been used up.

From 1 May 2025, you also cannot solicit, accept, or invite a prospective tenant to pay more rent in advance than what the Act allows at the start of a new tenancy.

Rent Payment Methods

You must offer the tenant at least two options to pay rent. One of those options must not exceed reasonable transactional costs (meaning costs beyond standard bank transaction fees) and must be reasonably accessible to the tenant.

Before the tenant signs the agreement, you must provide a written notice outlining any associated costs incurred by using the payment methods you offer. Failing to disclose these costs is an offence carrying a maximum penalty of 40 penalty units under Section 84B(2). You must also disclose any financial benefits you may receive if the tenant uses a specific payment method — for example, if you receive an incentive payment or commission from a third-party rent payment platform. Failing to declare financial benefits is a separate offence carrying a maximum penalty of 20 penalty units under Section 84B(3).

The Date of the Last Rent Increase

The agreement must include the day the rent was last increased for the premises. This is a requirement under Section 61(2)(c) of the Act. If you are renting the property for the first time, the date of the last rent increase is the date the property is first rented.

This requirement exists because rent can only be increased once every 12 months — and the 12-month clock is tied to the premises, not to the individual tenancy. If a previous tenant had a rent increase 6 months ago, you cannot increase the rent for the new tenant for another 6 months, even though it’s a new agreement.

There are limited exceptions. The requirement does not apply if you are an exempt lessor as defined by the Act. Current RTA guidance also identifies a transition for properties purchased between 6 June 2023 and 6 June 2025 where the new owner or property manager does not have information about the previous rent increase, and the Act contains an exception for properties purchased within 12 months before the tenancy commenced where that information is unavailable. If you are relying on an exception, keep the purchase date and handover records with the agreement.

There is also a broader, ongoing exception: if you purchased the property within 12 months before the tenancy commenced and you do not have information about the previous rent increase, the requirement to provide evidence of the last rent increase does not apply. This is not date-limited — it applies regardless of when you purchased.

Rent Increases During the Tenancy

Rent cannot be increased unless it has been at least 12 months since the current rent amount became payable for the premises. This is a property-based rule — not a tenancy-based rule.

For periodic agreements, you can increase the rent by giving at least 2 months’ written notice. The notice must state the increased amount and the day from which it is payable.

For fixed term agreements, rent can only be increased during the fixed term if the agreement provides for a rent increase and states the amount of the increase or how the amount is to be worked out. Even then, you must give at least 2 months’ written notice.

Importantly, a rent increase cannot relate to the property’s compliance with minimum housing standards or to the tenant keeping a pet or working dog at the premises.

Bond

Maximum Bond Amount

From 30 September 2024, the maximum rental bond in Queensland is 4 weeks’ rent, regardless of the weekly rent amount. There is no higher threshold — the previous rule allowing higher bonds for properties rented at over $700 per week no longer applies to new tenancies or renewals after this date.

The maximum applies to the total of all bonds, regardless of how many separate payments are taken or what they are called. You cannot charge a separate pet bond — this has been explicitly prohibited in Queensland since the pet reforms commenced.

Lodging the Bond

If you take a bond, you must lodge it with the RTA within 10 days of receiving it (or each instalment). You can do this online via RTA Web Services or by completing a paper Bond Lodgement (Form 2). You must give the tenant a receipt immediately upon receiving the bond payment. Penalties apply for non-compliance.

You must give the tenant a copy of the tenancy agreement before taking a bond. The bond cannot be collected until the tenant has had the opportunity to review the agreement.

If the tenant cannot afford the full bond upfront, you can accept bond payments in instalments. Both parties should agree on the number and amount of instalments, and each instalment must be lodged with the RTA within 10 days of receiving it. The Department of Communities, Housing and Digital Economy also offers interest-free bond loans for eligible tenants.

What the Bond Covers

The bond is intended to financially protect you if the tenant breaches the agreement. Common claims against the bond include unpaid rent, damage beyond fair wear and tear, and cleaning costs if the property is not left in the required condition. At the end of the tenancy, a Refund of Rental Bond (Form 4) is lodged to return the bond — either in full to the tenant, in full to you, or split between both parties.

Bond Claim Evidence Requirement

From 30 September 2024, if you make a claim on the bond (or make a dispute resolution request about the bond), you must provide the tenant with evidence supporting your claim within 14 days under Section 136AA of the Act. This means receipts, quotes to repair damage, records of unpaid rent, or other documentation that justifies the amount you are claiming. Failure to provide this evidence is an offence carrying a maximum penalty of 20 penalty units. The only exception is if you have been unable to contact the tenant after making reasonable efforts — including attempts by phone, text, email, social media, and the emergency contact listed in the agreement.

This is a significant obligation for self-managing landlords. If you claim $500 for cleaning and $1,200 for damage, you need documented evidence for both within 14 days of lodging your claim with the RTA. Start collecting quotes and receipts as soon as the tenant vacates — don’t wait until the bond dispute process begins.

Condition Reports

The condition report is your primary evidence if a bond dispute arises at the end of the tenancy. Getting it right at the start saves you thousands of dollars and hours of stress later.

The Entry Condition Report (Form 1a)

You must provide the tenant with an Entry Condition Report (Form 1a) at the start of the tenancy. This prescribed form requires you to inspect the premises and record the condition of every area — entry, living areas, kitchen, bedrooms, bathrooms, laundry, and external areas — noting whether each item is clean, working, and undamaged.

The process works as follows. You inspect the property and complete the report, then give a signed copy to the tenant. The tenant then inspects the property themselves, adds any comments where they disagree with your assessment, initials each page, and returns the report to you within 7 days. If you and the tenant disagree on any items, discuss them — notes can be recorded in the additional comments section or on a separate page. You then have 14 days after receiving the tenant’s signed report to return a copy of the final report to them.

You must keep a copy of the condition report for at least one year after the last tenancy agreement to which the report relates ends.

If you do not give the tenant a condition report within 7 days of occupation, the RTA advises that the tenant should obtain, complete, and sign their own report and submit it to you. This guidance appears on the Form 1a instructions — regardless, failing to provide a condition report is your obligation under the Act, and not providing one leaves you without evidence for bond claims.

Water Meter Readings

The entry condition report includes space to record whether the premises are individually metered for water and whether the premises are water efficient. Record the water meter reading at the start of the tenancy — this is essential if you intend to charge the tenant for water consumption.

Photos

The RTA strongly recommends both parties take photos and attach them to the condition report as proof of the property’s condition. While not legally required, photos are the strongest evidence in bond disputes and are routinely relied upon by QCAT.

Water Charging

You can only charge the tenant for water consumption if three conditions are all met: the property is individually metered (or water is delivered by vehicle), the tenancy agreement states the tenant must pay for water consumption, and the property is water efficient.

A property is water efficient if fixtures (including toilets) have a 3-star or higher WELS (Water Efficiency Labelling and Standards) rating, or if add-on devices such as aerators or flow restrictors are installed. You should be able to demonstrate water efficiency by providing plumbing reports, receipts, packaging, or warranties for relevant fixtures.

If the property meets the first two conditions but is not water efficient, you are responsible for paying a reasonable amount of water consumption. The tenant may be required to pay excess water charges above that reasonable amount.

You must always pay all fixed water charges (such as service and access charges) — these cannot be passed on to the tenant regardless of whether the property is individually metered.

Pets

Since 1 October 2022, tenants in Queensland can request approval to keep a pet at the rental property using the Request for Approval to Keep a Pet in Rental Property (Form 21). You must respond in writing within 14 days of receiving the request. If you do not respond within 14 days, or your response does not comply with the Act’s requirements, you are taken to have approved the pet.

You can only refuse a pet request on specific grounds set out in Section 184E of the Act. Simply stating “no pets allowed” is explicitly not sufficient. If you refuse, your written response must state the specific ground for refusal and the reasons you believe that ground applies.

If you approve the pet, you can attach reasonable conditions — for example, that the pet must be kept outside (if it is the kind of pet usually kept outside). However, a rent increase or a pet bond are not reasonable conditions.

The tenant is responsible for all nuisance caused by the pet and for repairing any damage caused by the pet. Pet damage is explicitly not considered fair wear and tear under the Act.

An important detail: a pet approval continues for the life of the pet and is not affected by the ending of the agreement (if the tenant continues under a new agreement), a change in the lessor or agent, or the retirement of a working dog. However, pet approvals are subject to other applicable rules — including body corporate by-laws, local council animal laws, and any other legislation relating to keeping animals at the premises. If the property is in a body corporate scheme, the tenant may also need approval from the body corporate.

Outgoings and Services

As the lessor, you are responsible for paying all charges, levies, premiums, rates, and taxes for the property — other than service charges that are the tenant’s responsibility under the agreement. This includes council rates, sewerage charges, body corporate levies, environment levies, land tax, and property insurance.

The agreement must specify which services the tenant is responsible for paying (typically electricity, gas, phone, and potentially water). If the property is not individually metered for a service and the tenant is required to contribute to the cost, the agreement must specify the apportionment — for example, the percentage of the total charge the tenant must pay.

For general service charges where the tenant pays for utilities, you must provide the tenant with a copy of the relevant service provider’s document showing the charges within 4 weeks of receiving it. If you don’t provide this within 4 weeks, the tenant is not required to pay the service charge.

Body Corporate Properties

If the property is in a body corporate scheme (units, townhouses, apartments), the tenancy agreement must indicate whether body corporate by-laws apply. You must give the tenant a copy of the relevant by-laws, and these by-laws are taken to be terms of the tenancy agreement. A tenant who breaches a by-law is also breaching the tenancy agreement.

Minimum Housing Standards

Queensland’s prescribed minimum housing standards apply to all tenancies from 1 September 2024. The property must meet these standards when the tenant moves in and throughout the tenancy. The standards require the premises to be weatherproof and structurally sound, fixtures and fittings to be in good repair and not likely to cause injury, locks on windows and doors, the premises to be free of vermin, damp and mould, privacy coverings on windows, adequate plumbing and drainage, and functioning kitchen and laundry facilities where supplied.

Compliance with minimum housing standards is your obligation as lessor — and you cannot increase the rent to cover the cost of bringing the property up to standard.

Smoke Alarms

Queensland law requires property owners to install interconnected photoelectric smoke alarms in all residential rental properties. As the landlord, you must install smoke alarms in compliance with the Fire and Emergency Services Act 1990 — this means interconnected photoelectric alarms in all bedrooms, in hallways connecting bedrooms with the rest of the property, and on every level. You must replace alarms before the end of their service life, and test and clean alarms and replace batteries within 30 days before the start or renewal of a tenancy.

The tenant must test and clean smoke alarms at least every 12 months, replace flat batteries, and notify you of any issues. Neither you nor the tenant may remove a smoke alarm, remove its battery (other than to replace it), or do anything to reduce its effectiveness. Penalties apply for non-compliance. For detailed smoke alarm requirements, contact the Queensland Fire and Emergency Services (qfes.qld.gov.au).

Nominated Repairers

Form 18a requires you to nominate repairers for electrical, plumbing, and other emergency repairs. Include the name and phone number for each category. This matters because the tenant is authorised to arrange emergency repairs up to the equivalent of 4 weeks’ rent if they cannot contact you or your nominated repairer and the repair is urgent — for example, a burst water pipe, gas leak, dangerous electrical fault, flooding, or serious storm damage.

Having nominated repairers listed in the agreement ensures the tenant contacts your preferred tradespeople first, rather than calling someone you don’t know at your expense. Under Sections 214–220 of the Act, if the tenant cannot contact you or your nominated repairer and the repair is urgent, the tenant can arrange emergency repairs and seek reimbursement.

Entry to the Property

The rules of entry are standard terms in every tenancy agreement and are also governed by Sections 192 to 199 of the Act. From 1 May 2025, the minimum entry notice period for general tenancies increased from 24 hours to 48 hours. Entry must be at a reasonable time and for a permitted purpose — such as a routine inspection (allowed once every 3 months), repairs, or property viewings if the property is being re-let or sold.

If a Notice to Leave (Form 12) or a Notice of Intention to Leave (Form 13) has been issued, you cannot enter the property more than twice within a 7-day period while that notice is in effect. This new entry frequency limit also commenced on 1 May 2025.

You must use an Entry Notice (Form 9) to give the required notice.

Fixtures and Structural Changes

From 1 May 2025, there is a revised process for tenants to request fixtures and structural changes. The tenant must use the Request for Approval to Attach Fixtures or Make Structural Changes (Form 23) to request permission. You must respond in writing within 28 days of receiving the request. The tenant cannot proceed solely because you have not responded within the 28-day timeframe.

If the tenant attaches fixtures or makes structural changes without your written agreement, they are in breach of the tenancy agreement. However, be aware that if you refuse a request, the tenant can apply to QCAT for an order authorising the fixture or structural change under Section 209C of the Act.

Multiple Tenants and Co-Tenancies

If more than one tenant is named on the agreement, each tenant must perform all of the tenant’s obligations under the agreement. Unless a special term states the tenants are joint tenants, they hold their interest as tenants in common.

In practical terms, this means each named tenant is individually liable for the full rent and all other obligations — not just their “share.” If one co-tenant stops paying, the remaining tenants are still responsible for the full amount.

Subletting and Transferring the Tenancy

The tenant cannot sublet the property or transfer their interest without your written consent, except as permitted under the Act. If you do consent, the original tenant remains liable under the agreement unless the transfer or subletting arrangement provides otherwise.

If arrears escalate beyond the agreement stage, our QLD eviction notice guide guide explains the notice process step by step. If the tenancy later ends early, our QLD break lease guide guide covers ending a fixed term before the scheduled date.

Common Mistakes Landlords Make

Not Using Form 18a

You must use the prescribed form. Using a generic lease template downloaded from the internet, or an agreement designed for another state, does not comply with the Act. Even if both parties sign it, any terms that conflict with the standard terms are void.

Forgetting the Information Statement (Form 17a)

You must give the tenant a copy of the Pocket Guide for Tenants (Form 17a). This is the prescribed information statement under Section 67 of the Act. It was updated in 2025 to reflect the law changes, so make sure you’re using the current version.

Using a Non-Compliant Application Form

Since 1 May 2025, you must use Form 22. If you use your own application form or ask for information beyond what Form 22 allows, you are committing an offence. This includes asking for bank statements showing transactions, details of previous tenancy disputes, or bond claim history.

Not Disclosing the Date of the Last Rent Increase

The agreement must include the day the rent was last increased for the premises. If you’re renting a property you recently purchased and the previous landlord increased the rent 3 months ago, the 12-month clock doesn’t reset just because you’re a new owner. Check with the previous owner, agent, or the RTA.

Taking More Bond Than Allowed

The maximum bond is 4 weeks’ rent — regardless of the weekly rent amount and regardless of what the bond is called. You cannot charge a separate pet bond or security deposit on top of this. Any bond taken above 4 weeks’ rent is excess and the tenant can claim it back using an Excess Bond Refund (Form 4b).

Not Lodging the Bond Within 10 Days

Every bond payment or instalment must be lodged with the RTA within 10 days of receiving it. Holding the bond yourself — even temporarily — is a breach of the Act. Penalties apply.

Failing to Provide a Condition Report

If you don’t provide an Entry Condition Report (Form 1a) and a dispute arises at the end of the tenancy about property damage, you will have no evidence to support a claim against the bond. QCAT relies heavily on condition reports and photos when deciding bond disputes. No report, no evidence, no claim.

Frequently Asked Questions About Lease Agreements in QLD

Do I have to use Form 18a for my tenancy agreement? Yes. The RTRA Act requires every general tenancy agreement to be in writing using the prescribed form. Form 18a contains the standard terms set by regulation, and these cannot be modified or removed. You can add special terms in Part 3, but they must not conflict with the standard terms or the Act.

What documents must I give the tenant before they sign? Before the tenant pays any money or signs the agreement, you must provide: the proposed General Tenancy Agreement (Form 18a) with any special terms, a copy of the Pocket Guide for Tenants (Form 17a), any applicable body corporate by-laws, and disclosure of any outstanding repair orders. At the start of the tenancy you must also provide a Bond Lodgement (Form 2) if taking a bond, and an Entry Condition Report (Form 1a).

How much bond can I charge? The maximum bond is 4 weeks’ rent, regardless of the weekly rent amount. This applies from 30 September 2024. You cannot charge a separate pet bond. The total of all bonds — whatever they are called — cannot exceed 4 weeks’ rent.

How much rent in advance can I ask for? For a fixed term agreement, the maximum is 1 month’s rent in advance. For a periodic agreement, the maximum is 2 weeks’ rent. You cannot ask for or accept more than this at the start of a tenancy.

Can I use my own rental application form? No. Since 1 May 2025, you must use the RTA’s standardised Rental Application (Form 22). You cannot ask for information beyond what the form contains. You must also offer at least two different ways for applicants to submit their application, and one of those ways must not be restrictive (no third-party platforms that collect personal information, no application fees).

What is the information statement I need to give the tenant? It is the Pocket Guide for Tenants — Houses and Units (Form 17a), published by the RTA. This is prescribed under Section 67 of the RTRA Act. It was updated to reflect the 2025 law changes. Download the current version from rta.qld.gov.au.

Can I include a clause requiring the tenant to use a specific carpet cleaner? No. You cannot require the tenant to use a specific contractor or company, or require them to provide evidence of professional services used (such as receipts from a nominated cleaner). You can include a special term that the tenant must have the property professionally cleaned, but you cannot dictate which business they use.

What happens if I don’t respond to a pet request within 14 days? You are taken to have approved the pet. The Act is explicit on this point — if you fail to respond within 14 days, or if your response does not comply with the requirements (including stating specific grounds for refusal), approval is deemed.

Can I increase the rent when entering a new agreement with an existing tenant? Only if it has been at least 12 months since the current rent amount became payable for the premises. The 12-month rule is tied to the property, not to the individual agreement. If you increased the rent 8 months ago, you cannot increase it again for another 4 months — even if you’re signing a brand new agreement.

What happens if my fixed term agreement ends and I do nothing? The agreement automatically becomes a periodic agreement under the same terms. No action is required from either party. The tenancy continues on a rolling basis until either party ends it using the correct process under the Act.

Who pays for preparing the tenancy agreement? You do. Section 61(5) of the RTRA Act states that the costs of preparing the agreement are payable by the lessor. You cannot charge the tenant for this.

How long do I need to keep the tenancy agreement? Under Section 63, you must keep the agreement for at least one year after the tenancy ends. In practice, keep it longer — if a bond dispute or QCAT application arises, you’ll need it.

Summary

Setting up a tenancy agreement in Queensland is a structured, legally prescribed process. You must use the correct forms (Form 18a for the agreement, Form 22 for the application, Form 17a as the information statement, Form 1a for the condition report, Form 2 for the bond), follow the correct sequence (agreement before money, condition report at the start), and comply with the specific limits on bond, rent in advance, and information collection.

The 2024–2025 reforms added significant new requirements — particularly the mandatory standardised application form, personal information handling obligations, entry notice period increases, and the disclosure of financial benefits from rent payment methods. Self-managing landlords who haven’t updated their processes since before 1 May 2025 need to review their procedures carefully.

The single most common cause of disputes at the end of a tenancy is a poorly completed or missing condition report. The single most common cause of unenforceable special terms is a clause that conflicts with the Act. Both are entirely preventable.

Related guides for QLD landlords

If you are building out the full landlord workflow for this state, these guides connect this page to the rest of the tenancy process.

Same-state guides

• QLD rental bond guide
• QLD condition report guide
• QLD rent increase guide
• QLD eviction notice guide
• QLD break lease guide

Compare lease agreement guides in other states

• WA lease agreement guide
• NSW lease agreement guide
• VIC lease agreement guide
• SA lease agreement guide
• Tasmania lease agreement guide
• ACT tenancy agreement guide