What a Queensland tenancy agreement is

A tenancy agreement, also called a lease or rental agreement, is the written contract between a tenant and a landlord (the lessor) or their agent. In Queensland it is governed by the Residential Tenancies and Rooming Accommodation Act 2008.

The agreement must be in writing, even if you rent to a family member or a friend. The landlord or agent organises it and gives the tenant a copy before the tenant pays any money or commits to the tenancy.

The RTA publishes a standard form for each type of rental:

• General tenancy agreement (Form 18a) for a house, unit, apartment, townhouse or houseboat.
• Rooming accommodation agreement (Form R18) for rooms in rooming accommodation.
• Moveable dwelling tenancy agreement (Form 18b) for caravans and other moveable dwellings.

The rest of this guide covers Form 18a. Rules differ in each state, so if your property is in South Australia, see our South Australia residential tenancy agreement guide.

What a QLD lease agreement must include

According to the RTA fact sheet on general tenancy agreements, the agreement must be clearly written and include:

• all standard terms, plus any special terms
• the landlord's or agent's name, address and phone number
• the tenant's name and phone number
• the start date, and the end date for a fixed term agreement
• how much rent is paid, and how and when
• the date of the last rent increase for the property
• contact details for a nominated repairer for emergency repairs
• the signatures of all parties.

Rent payment options

The landlord must offer at least two ways to pay rent. One of them must not cost more than standard bank transaction fees and must be reasonably accessible to the tenant.

The landlord must also tell the tenant in writing about any costs of the payment methods offered, and disclose any financial benefit they receive if the tenant uses a particular method.

The date of the last rent increase

Rent can only rise once every 12 months, and the 12 months apply to the property, not the tenant. A rise under an earlier agreement with a different tenant still counts. That is why the agreement has to show the date of the last increase. The tenant can ask for written proof during the tenancy, and the landlord has 14 days to provide it. Exempt lessors, and some properties bought between 6 June 2023 and 6 June 2025, are excluded from this requirement.

Fixed term and periodic agreements

A Form 18a agreement is either fixed term, with a set end date, or periodic, with no end date and rent paid, for example, fortnight to fortnight.

Since 1 October 2022, a landlord can only end either type with an approved reason under the Act and the correct notice, using a Notice to leave (Form 12). Approved reasons include the end of a fixed term, the sale of the property, the owner or a relative moving in, significant repairs or renovation, and an unremedied breach. The RTA page on ending a tenancy agreement lists every reason.

Fixed term agreements

A fixed term agreement does not end by itself on the end date. To end it then, the landlord gives a Notice to leave for the ending of a fixed term agreement, with at least 2 months' notice. The notice can be issued as late as the day before the end date. If it is, the tenancy does not become periodic and the tenant has until the date on the notice to leave.

If neither side gives notice, the tenancy continues as a periodic tenancy.

A tenant can leave at the end of the fixed term without giving a reason, using a Notice of intention to leave (Form 13). A tenant who leaves before the end date without a valid reason is breaking the lease and may have to pay compensation, including reletting costs.

Periodic agreements

A tenant on a periodic agreement can end it at any time without grounds by giving 14 days' notice. The landlord still needs an approved reason. The notice period depends on the reason, and the owner moving in cannot be used to end a fixed term early.

Special terms in a QLD tenancy agreement

The standard terms are set by the Act and apply to every Form 18a agreement. Landlord and tenant cannot change or remove them.

Special terms can be added if both agree. Common examples are water charging and who looks after the pool. Every special term must comply with the Act. A term that tries to take away a right the Act gives the tenant, such as the landlord's duty to keep the property and its inclusions in good repair, cannot override it.

Agree special terms before the tenant signs, and write them in the special terms section of the form.

Signing the agreement, bond and the entry condition report

Signing

The landlord or agent gives the tenant the proposed agreement, with any body corporate by-laws, before the tenant signs. The tenant signs and returns it within 5 days. The landlord then has 14 days to give the tenant a copy of the signed agreement.

If a landlord takes a holding deposit, they must give the prospective tenant a copy of the proposed Form 18a before the deposit is paid. A holding deposit can only be taken from one prospective tenant per property.

Other paperwork

With the agreement, the landlord must give the tenant:

• the Pocket guide for tenants, houses and units (Form 17a)
• a signed Entry condition report (Form 1a)
• a copy of any relevant by-laws.

The tenant has 7 days to sign the entry condition report, note anything they disagree with and return it. The landlord keeps a copy until at least a year after the tenancy ends.

Bond

Bond is capped at 4 weeks' rent, whatever the weekly rent. It must be lodged with the RTA. If the landlord or agent lodges it, they have 10 days from receiving it.

Minimum housing standards

The property must meet Queensland's minimum housing standards when the tenant moves in and throughout the tenancy. Our guide to carpet replacement rules for QLD rentals covers one of the most common repair questions.

Queensland rental law changes since 2024

Two rounds of reforms changed what landlords must do, and Form 18a was updated to match. The current version is v23, from 1 September 2025.

From 6 June 2024

• Rent can only be increased once every 12 months, and the limit is tied to the property.
• The agreement must state the date of the last rent increase.
• Rent bidding is banned.
• Rent in advance is capped at 1 month for a fixed term agreement and 2 weeks for a periodic agreement.

From 1 May 2025

• The minimum notice for entry rose from 24 to 48 hours.
• Applicants must use the standard Rental application (Form 22), and landlords must offer at least two ways to apply.
• Landlords must disclose any benefit they receive from a rent payment method.
• Tenants request approval to attach fixtures or make structural changes with Form 23, and the landlord has 28 days to respond.
• New limits apply to the personal information collected from applicants and tenants, which must be destroyed within 7 years of the tenancy ending.

The RTA explains each change in its June 2024 and May 2025 announcements.

Where to get a free Form 18a and how to fill it in

The General tenancy agreement (Form 18a) is free to download from the RTA website. Download a fresh copy for each new tenancy, so you are using the current version.

Fill it in with the tenant before they sign:

• The parties: landlord and agent details, every tenant's name and phone number, and how notices will be given.
• The property: the address and any inclusions, such as furniture or appliances.
• The term: the start date, and the end date if it is fixed term.
• Rent: the amount, how often it is paid, at least two payment methods, and the date of the last rent increase.
• Bond: the amount, up to 4 weeks' rent.
• Repairs: the nominated repairer or the landlord's own contact details.
• Special terms: anything extra both sides have agreed, which must comply with the Act.

Then both sides sign, and the landlord hands over the Form 17a pocket guide and the Form 1a entry condition report.

Can you use your own template instead?

You can rent privately without an agent, but the agreement must still be written and include everything the Act requires, including the standard terms. Using Form 18a is the simplest way to meet that. A homemade lease or a Word template does not change the tenant's rights under the Act.

A long-term lease or short stays

A Form 18a agreement suits a long-term let, where the property is someone's home for months or years. Some Queensland owners compare that with short-stay letting, where guests stay for nights or weeks and income moves with the season. Our comparison of Airbnb and long-term rental in Australia sets out the break-even weekly rent method.

If your property is in Brisbane, our guide to how much you can earn on Airbnb in Brisbane shows nightly rates and occupancy by area.

This guide is general information, not legal or tax advice. Speak to a qualified adviser about your situation.