QLD Rental Laws: What Every Landlord Needs to Know

Queensland rental law has changed significantly since 2021 — and if you’re self-managing a rental property, you need to know where the rules stand today, not where they stood when you bought the property. The legislation governing residential tenancies in Queensland is the Residential Tenancies and Rooming Accommodation Act 2008 (the RTRA Act), supported by the Residential Tenancies and Rooming Accommodation Regulation 2025. Together, they set out everything from how tenancy agreements must be structured, to how bonds are handled, how and when you can enter the property, what you must repair, how you can increase rent, and how tenancies can end.

Between 2021 and May 2025, Queensland introduced a series of reforms that changed the rules on pets, rent increases, bonds, entry notices, rental applications, and personal information handling. Several of these changes carry penalty provisions — meaning getting them wrong isn’t just a procedural inconvenience, it’s an offence. This guide gives you a plain-English overview of every major area of QLD rental law that affects self-managing landlords, with links to our detailed guides on each topic.

If you’re looking for the practical workflow behind the Act, start with our QLD lease agreement guide, QLD rental bond guide, and QLD rent increase guide guides for this state.

The Legislation That Governs Your Tenancy

The RTRA Act is the single piece of legislation that sets the rules for renting in Queensland. It covers two types of tenancy: general tenancies (houses, units, and caravan parks) and rooming accommodation (boarding houses, supported accommodation, and similar). As a self-managing landlord renting out a house or unit, the general tenancy provisions in Chapters 2 through 5 are the ones that apply to you.

The Act’s objectives, set out in Section 5, are to regulate the making, content, and ending of tenancy agreements, to provide mechanisms for resolving disputes, and to manage rental bonds through the RTA. It also establishes the compliance and enforcement framework — including offence provisions with penalties measured in “penalty units” — that give the rules teeth.

The Regulation 2025 sits underneath the Act and prescribes the practical details: the content of prescribed forms, the standard terms of tenancy agreements, the process for condition reports, and the mechanics of bond lodgement. When you use a General Tenancy Agreement (Form 18a), the standard terms you see in that form come from the Regulation, not the Act itself.

One terminology point that catches people: the Act uses “lessor” throughout, not “landlord.” In this guide — and across all Landlord Wise content — we use “landlord” because that’s what people actually search for and understand. But when you see “lessor” on an RTA form or in a tribunal decision, it means you.

Tenancy Agreements

Every general tenancy in Queensland must be set out in a written agreement using the approved General Tenancy Agreement (Form 18a). Under Section 61 of the Act, if you don’t provide a written agreement, you are committing an offence — and the maximum penalty is 20 penalty units.

The agreement contains standard terms (prescribed by the Regulation and which cannot be changed) and special terms (additional terms you and the tenant agree on, provided they don’t contradict the standard terms or the Act). Under Section 53, any agreement or arrangement is void to the extent it purports to exclude, change, or restrict the operation of the Act.

Before the tenancy starts, you must also give the tenant a copy of the information statement — the Pocket Guide for Tenants (Form 17a) — which explains their rights and obligations under the Act.

From 1 May 2025, there is a further requirement: you must use the standardised Rental Application form (Form 22) when accepting applications for a general tenancy. Using a non-compliant application form, or requesting more personal information than is permitted under the Act, is an offence with a maximum penalty of 20 penalty units. You must also offer applicants at least two different methods of submitting their application.

Read more: Lease Agreement QLD →

Rental Bonds

The bond is one of the most tightly regulated areas of QLD tenancy law. Under the Act, you may take a maximum bond of four weeks’ rent — regardless of the weekly rent amount. This cap was standardised from 30 September 2024, removing the previous threshold that allowed a higher bond for properties with weekly rent above $700.

Once you receive the bond money, you must lodge it with the RTA within 10 days using a Bond Lodgement (Form 2). Failure to lodge within time is an offence carrying a maximum penalty of 40 penalty units. The RTA holds the bond for the duration of the tenancy — you do not hold it in your own account.

At the end of the tenancy, both parties sign a Refund of Rental Bond (Form 4) to direct the RTA on how to distribute the bond. If you want to claim against the bond for damage, unpaid rent, or other costs, you must provide the tenant with evidence supporting your claim within 14 days. Failing to provide evidence is an offence with a maximum penalty of 20 penalty units.

Pet bonds are not permitted in Queensland. You cannot charge a separate bond or any additional amount for a tenant keeping a pet.

If you and the tenant cannot agree on the bond distribution, either party can submit a Dispute Resolution Request (Form 16) to the RTA. If conciliation fails, the matter goes to QCAT.

Read more: Rental Bond QLD →

Rent and Rent Increases

Under Section 87 of the Act, you can require rent to be paid in advance — but no more than two weeks’ rent for a periodic agreement or one month for a fixed-term agreement. You cannot require a payment of rent in a period for which rent has already been paid.

The rules on rent increases have tightened significantly since July 2023. Under Section 93, you cannot increase the rent less than 12 months after the last rent increase for the premises. This 12-month rule applies across tenancies — meaning if the previous landlord increased the rent six months ago and you’ve since purchased the property with a new tenant, you cannot increase the rent until 12 months after that previous increase. The maximum penalty for breaching the frequency limit is 20 penalty units.

When you do increase the rent, you must give the tenant at least two months’ written notice stating the new amount, the date it takes effect, and the date the rent was last increased for the premises (Section 91). For a fixed-term agreement, rent can only be increased during the term if the agreement specifically provides for it and states the amount or the method of calculation.

You cannot increase the rent to cover the cost of bringing the property up to minimum housing standards, or because the tenant keeps a pet.

If the tenant considers the increase excessive, they can apply to QCAT within 30 days of receiving the notice. QCAT will consider the range of market rents for comparable properties, the difference between the proposed and current rent, the state of repair, the length of the tenancy, and anything else it considers relevant.

Read more: Rent Increase QLD →

Entry to the Property

You have the right to enter the property for specific purposes set out in Section 192 of the Act — but only in accordance with the rules of entry (Sections 192 to 199). You must give the tenant written notice using an Entry Notice (Form 9), and entry must occur at a reasonable time. You cannot enter on Sundays, public holidays, or before 8am or after 6pm, unless the tenant agrees.

The notice period depends on the reason for entry. For a general inspection, you must give at least seven days’ notice, and inspections cannot occur more than once every three months. For most other purposes — repairs, maintenance, smoke alarm compliance, safety switch compliance, showing the property to prospective buyers or tenants, valuations, and checking whether a significant breach has been remedied — you must give at least 48 hours’ notice.

When you or your agent enter without a tradesperson, you must nominate a two-hour window on the Entry Notice during which entry will occur. You must enter within that window, though you can stay longer to complete the job. This two-hour requirement does not apply when a tradesperson accompanies you.

You can enter without notice only in an emergency, or if you reasonably believe entry is necessary to protect the premises from imminent or further damage. If the tenant agrees to entry at a specific time, you can also enter at that agreed time without a formal Entry Notice.

After a Notice to Leave or Notice of Intention to Leave has been issued, entry is limited to no more than twice in a seven-day period (Section 195A), except for smoke alarm compliance, safety switch compliance, emergencies, entry to protect the premises from imminent or further damage, or entry with the tenant’s agreement.

You can only show the property to prospective tenants if a Notice to Leave has been given to the current tenant, or the current tenant has given you a Notice of Intention to Leave.

Unlawful entry carries a maximum penalty of 20 penalty units. Using a photo or image of the premises that shows the tenant’s possessions in an advertisement — without their written consent — is also an offence with the same penalty.

Read more: Landlord Rights QLD →

Repairs, Maintenance, and Minimum Housing Standards

Under Section 185 of the Act, you must ensure the property is clean, fit to live in, in good repair, and compliant with health and safety laws — both at the start of the tenancy and throughout. This is a continuing obligation, not a one-off requirement at the start.

The Act distinguishes between emergency repairs and routine repairs (Sections 214 and 215). Emergency repairs include burst water services, blocked lavatories, serious roof leaks, gas leaks, dangerous electrical faults, flooding, fire damage, failure of essential services, and faults that make the premises unsafe or insecure. If the tenant cannot contact you or your nominated repairer, or if emergency repairs are not made within a reasonable time, the tenant can arrange for a suitably qualified person to carry out emergency repairs up to the equivalent of four weeks’ rent and seek reimbursement from you.

For routine repairs, the tenant must notify you in writing. If repairs are not carried out within a reasonable time, the tenant can apply to QCAT for a repair order.

Since 1 September 2024, all general tenancies — not just new or renewed ones — must comply with prescribed minimum housing standards. These standards require the property to be weatherproof and structurally sound, with functioning locks on external doors and windows, free from vermin, damp, and mould (unless caused by the tenant), with privacy coverings on bedroom windows, and with adequate plumbing, drainage, and functioning kitchen and laundry facilities where supplied. Non-compliance is a breach of your obligations under the Act.

Condition Reports

At the start of every tenancy, you must prepare an Entry Condition Report (Form 1a) detailing the condition of the property and its inclusions (Section 65). The tenant has seven days to complete and return the report, noting any items they disagree with. If you do not prepare a condition report, you will have no baseline evidence to support a bond claim at the end of the tenancy — making it extremely difficult to prove damage beyond fair wear and tear at QCAT.

At the end of the tenancy, you complete an Exit Condition Report (Form 14a). This is compared against the entry report to identify any damage or changes. The exit condition report is the primary evidence used in bond disputes — without it, proving damage at QCAT is significantly harder.

Read more: Condition Report QLD →

Pets

Since October 2022, tenants can request your approval to keep a pet by completing a Request for Approval (Form 21). You must respond in writing within 14 days — if you don’t, consent is deemed to have been given. You can only refuse a pet request on specific grounds set out in the Act, such as the pet breaching laws or body corporate by-laws. Refusing on unreasonable grounds is not permitted.

If you approve the pet, you can attach reasonable conditions — for example, that the pet must be kept outside. However, a rent increase or a separate pet bond are not reasonable conditions. If the pet causes damage to the property, your remedy is through the standard bond claim process and, if the bond is insufficient, through QCAT.

Keeping a pet without your approval is a significant breach of the tenancy agreement, which can be addressed through a Notice to Remedy Breach (Form 11). Working dogs — including guide dogs, hearing dogs, and assistance dogs — can be kept without your approval.

Breaking a Lease

If a tenant leaves before the end of a fixed-term agreement without a valid ground, they are breaking the lease. Since 30 September 2024, the reletting costs a tenant can be charged are capped based on how much of the fixed term has been completed: one week’s rent if more than 75% of the term has elapsed, through to four weeks’ rent if less than 25% has elapsed — or the rent for the vacancy period until a new tenant starts, whichever is less. The tenant is also liable for rent until a new tenant starts or the fixed term ends, whichever comes first, but you have a duty to mitigate your loss by making reasonable efforts to relet.

Read more: Break Lease QLD →

Ending a Tenancy

Ending a tenancy in Queensland requires the correct form, the correct ground, and the correct notice period. As the landlord, you end a tenancy by issuing a Notice to Leave (Form 12). The grounds and notice periods are set out in Schedule 1 of the Act.

For a periodic agreement, the most common grounds include unpaid rent (7 days after the remedy period expires), unremedied general breach (14 days after the remedy period expires), sale of the property (2 months), owner or relative moving in (2 months), significant repairs or renovations (2 months), and change of use (2 months). Several of these grounds — including sale, owner occupation, renovations, and change of use — cannot be used to end a fixed-term agreement early; you must wait until the end of the fixed term.

For a fixed-term agreement, the most common ground is end of fixed term, which requires at least 2 months’ notice given before the agreement expires.

If the tenant does not vacate by the handover day stated in the Notice to Leave, you must apply to QCAT for a termination order. QCAT may then issue a warrant of possession, which is enforced by police. Under no circumstances can you lock a tenant out, remove their belongings, or disconnect services — self-help eviction is an offence under the Act.

Penalty provisions apply for providing false or misleading information in a Notice to Leave. Tenants can also apply to QCAT to have a Notice to Leave set aside if they believe it was issued in retaliation for exercising their rights under the Act.

Read more: Eviction Notice QLD → | How to Evict a Tenant QLD →

The RTA and QCAT

Two bodies are central to Queensland’s tenancy system.

The Residential Tenancies Authority (RTA) is the Queensland Government statutory body established under Section 465 of the Act. Its functions, set out in Section 468, include administering and enforcing the Act, receiving and holding all rental bonds, providing information and educational services, collecting and analysing tenancy data, and providing a free dispute resolution (conciliation) service. The RTA is not an advocate for either landlords or tenants — it administers the system.

When a dispute arises — whether about the bond, repairs, entry, rent, or anything else under the Act — either party can submit a Dispute Resolution Request (Form 16) to the RTA. An RTA conciliator will attempt to help both parties reach an agreement. The conciliator is impartial and cannot make a binding decision. If conciliation fails, the matter can be taken to QCAT.

The Queensland Civil and Administrative Tribunal (QCAT) is the tribunal that hears tenancy disputes and makes binding orders. QCAT can order the payment of money, the termination of a tenancy, the making of repairs, or any other order it considers appropriate under the Act. QCAT also issues warrants of possession when a tenant does not vacate after a termination order. For most tenancy disputes, you must attempt RTA dispute resolution before applying to QCAT.

Recent Law Changes

Queensland’s rental laws have been reformed in waves since 2021. Here are the changes most relevant to self-managing landlords, in chronological order:

October 2021 — Stronger protections for tenants experiencing domestic and family violence, including the right to change locks without the landlord’s consent.

October 2022 — Pet framework introduced (tenants can request pets, landlords can only refuse on specific grounds). Changes to approved reasons for ending a tenancy. Repair order process introduced, allowing tenants to apply to QCAT for orders compelling landlords to make repairs. Emergency repair cap increased to four weeks’ rent.

July 2023 — Rent increase frequency limited to once every 12 months, applying across tenancies and across ownership changes (Section 93).

September 2023 — Minimum housing standards came into effect for new and renewed tenancies.

June 2024 — Bond refunds involving commercial bond products paid directly to the tenant. RTA can release bonds if QCAT dismisses a dispute application without making an order.

September 2024 — Maximum bond capped at four weeks’ rent for all properties (removing the previous higher threshold). Landlords must provide evidence supporting bond claims within 14 days. Reletting cost caps introduced for broken leases. Minimum housing standards extended to all tenancies.

May 2025 — Standardised rental application form (Form 22) mandatory. New rules on personal information collection, storage, and destruction. Entry notice minimum period standardised at 48 hours for most entry grounds (previously 24 hours for several grounds). Entry frequency limited to twice in seven days after a Notice to Leave or Notice of Intention to Leave is issued. New fixture and structural change request process with 28-day response requirement.

For the most common landlord workflows in practice, our QLD condition report guide, QLD eviction notice guide, and QLD break lease guide guides are the next pages to keep close by.

Common Mistakes Landlords Make

Not Using the Correct Forms

Every significant action in a QLD tenancy — from the agreement itself to entry notices, condition reports, breach notices, and termination notices — has a prescribed form. Using the wrong form, an outdated version, or no form at all is a procedural error that can invalidate the action and, in some cases, is an offence.

Failing to Lodge the Bond on Time

You have 10 days from receiving the bond to lodge it with the RTA. This is not a guideline — it’s a legal obligation with a maximum penalty of 40 penalty units. Self-managing landlords sometimes treat the bond as a personal deposit. It is not. The RTA holds all bonds.

Increasing Rent Too Soon

The 12-month rule applies to the premises, not just your tenancy. If you bought the property and the previous owner increased the rent seven months ago, you must wait another five months before increasing it again — even if you’ve signed a new agreement with a new tenant.

Entering Without Proper Notice

Most entry grounds require 48 hours’ notice on a Form 9. Inspections require seven days. Entering without proper notice, or entering outside the stated time window, is unlawful entry — an offence carrying a maximum penalty of 20 penalty units.

Ignoring Minimum Housing Standards

Since September 2024, minimum housing standards apply to all tenancies, not just new ones. If your property doesn’t meet the standards — for example, if external doors lack functioning locks or bedroom windows lack privacy coverings — you are in breach of your obligations. The tenant can apply to QCAT for a repair order.

Trying to Evict Without QCAT

No matter how serious the breach, you cannot remove a tenant yourself. Even if they owe months of rent, even if they’ve been given a valid Notice to Leave and the date has passed — the only lawful path is through QCAT and a warrant of possession enforced by police.

Frequently Asked Questions About QLD Rental Laws

What law governs renting in Queensland? The Residential Tenancies and Rooming Accommodation Act 2008 (the RTRA Act) is the primary legislation. It is supported by the Residential Tenancies and Rooming Accommodation Regulation 2025, which prescribes forms, standard terms, and procedural details. The Residential Tenancies Authority (RTA) administers the Act.

What is the maximum bond I can charge in QLD? Four weeks’ rent, regardless of the weekly rent amount. This cap has applied to all properties since 30 September 2024. Pet bonds are not permitted. You must lodge the bond with the RTA within 10 days of receiving it.

How often can I increase the rent in QLD? No more than once every 12 months, and you must give at least two months’ written notice. The 12-month rule applies to the premises — not just your tenancy or your tenant. You cannot increase rent to cover minimum housing standards compliance or because the tenant keeps a pet.

How much notice do I need to give before entering the property? Seven days for a general inspection (no more than once every three months). At least 48 hours for most other grounds, including repairs, maintenance, showing the property, and valuations. No notice is required for emergencies or to protect the property from imminent damage.

Can I refuse a tenant’s request to keep a pet? Only on specific grounds set out in the Act — for example, if keeping the pet would breach a law or body corporate by-law. You must respond in writing within 14 days or consent is automatically deemed to have been given. You cannot charge a pet bond or increase the rent because of a pet.

What are minimum housing standards? Since September 2024, all QLD rental properties must meet prescribed standards covering structural soundness, weatherproofing, functioning locks, freedom from vermin and mould, privacy coverings, and adequate plumbing and kitchen facilities. These apply throughout the tenancy, not just at the start.

How do I end a tenancy in QLD? By issuing a Notice to Leave (Form 12) with the correct ground and notice period. Common grounds include unpaid rent, unremedied breach, end of fixed term, sale, owner occupation, and significant repairs. If the tenant does not vacate, you must apply to QCAT — you cannot lock them out under any circumstances.

What is the RTA and what does it do? The Residential Tenancies Authority is the Queensland Government body that administers the RTRA Act. It holds all rental bonds, provides a free dispute resolution service, publishes prescribed forms and fact sheets, and enforces compliance with the Act. The RTA is impartial — it does not advocate for either landlords or tenants.

What is QCAT? The Queensland Civil and Administrative Tribunal. It hears tenancy disputes that cannot be resolved through RTA conciliation, and makes binding orders — including termination orders and warrants of possession. For most disputes, you must attempt RTA dispute resolution before applying to QCAT.

Do I need to use the standardised rental application form? Yes. From 1 May 2025, you must use the prescribed Rental Application (Form 22) for all general tenancy applications. You must offer applicants at least two different methods of submitting their application. Using a non-compliant form or requesting additional personal information beyond what is permitted is an offence.

Summary

Queensland rental law is detailed, prescriptive, and — since 2021 — increasingly strict on landlords who don’t follow the rules. The RTRA Act and its Regulation cover every stage of the tenancy relationship: the application process, the agreement, the bond, rent and rent increases, entry to the property, repairs and maintenance, pets, and ending the tenancy. Penalties apply across all of these areas, and the RTA has enforcement powers to act on non-compliance.

For self-managing landlords, the practical takeaway is straightforward: use the correct forms, meet the prescribed deadlines, and don’t try to shortcut the process. The guides linked throughout this page cover each topic in the depth you need to get it right.

If you manage rental properties in other states, see our equivalent guides: Residential Tenancies Act WA → | Residential Tenancies Act NSW →

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

Compare tenancy law guides in other states

• WA residential tenancies act guide
• NSW residential tenancies act guide
• VIC residential tenancies act guide
• SA residential tenancies act guide
• Tasmania residential tenancy act guide
• ACT residential tenancies act guide