Queensland · Tenancy
Queensland tenancy law: 7 days notice for rent arrears, bond lodged with the RTA within 10 days. Filing guide for landlords and tenants at QCAT.
Court Name
Queensland Civil and Administrative Tribunal (QCAT)
Filing Fee
$40 (standard tenancy application); reduced fees for concession card holders
Hearing Timeline
2–8 weeks after filing
Statute
Residential Tenancies and Rooming Accommodation Act 2008 (Qld)
✓ Verified as of 2026-03-30
The Queensland Civil and Administrative Tribunal (QCAT) handles residential tenancy disputes under Queensland law, including rental disputes, bond claims, and tenancy terminations. Both landlords and tenants may apply for orders. Landlords typically seek termination for rent arrears, other breaches, or property damage compensation. Tenants typically seek bond refunds, rent reductions, repair orders, or compensation for landlord breaches. Common disputes include bond claims and deductions at the end of a tenancy, termination applications for unpaid rent, failure to carry out urgent or routine repairs, unlawful entry by a landlord, and disputes about rent increases. Queensland requires that all residential bonds be lodged with the Residential Tenancies Authority (RTA), not held by the landlord. At the end of the tenancy, the bond is released by the RTA by agreement or by QCAT order if the parties disagree. The RTA also provides a free dispute resolution service which parties are encouraged to use before applying to QCAT. ThreadLock helps both landlords and tenants build organized, timestamped documentation that resolves disputes faster.
Any party to a residential tenancy agreement in Queensland may apply to QCAT: landlords, property managers acting on behalf of landlords, or tenants. Rooming accommodation providers and residents may also access QCAT in certain circumstances. File with QCAT for matters not resolved through the RTA's free dispute resolution service. Use the full legal name of the parties in the application, not just the managing agent's trading name. Concession card holders qualify for reduced filing fees.
Pre-filing notice requirement: 7 days for rent arrears (Form 11 Notice to Remedy); 7 days for other breaches. The notice must be in the correct prescribed form, Form 11 for breaches that can be remedied. The full notice period must expire before an application can be made to QCAT for a termination order.
Before applying to QCAT, parties are strongly encouraged to use the RTA's free conciliation service. If conciliation does not resolve the dispute, the RTA issues a Notice of Unresolved Dispute, which you will need to file with your QCAT application.
To file a tenancy application at QCAT, complete the application online or in person at a registry. The filing fee is $40 (standard tenancy application); reduced fees for concession card holders. Attach the tenancy agreement, any notices already served, and evidence supporting your claims.
QCAT will serve the application on the other party and list it for a hearing. Members can make orders on the day or issue a written decision. Possession orders are enforced through the Queensland Police Service and Queensland Courts if the tenant does not vacate.
Bond disputes: At the end of a tenancy, the RTA sends a Notice of Claim to both parties. Each party has 14 days to dispute the proposed distribution. If either party lodges a dispute through the RTA and it cannot be resolved, the matter goes to QCAT for a hearing.
Tenancy disputes at QCAT are decided on documentation. Members expect organized, chronological evidence showing what was agreed, what happened during the tenancy, and the dollar amount of any loss or damage claimed. The starting point for every tenancy dispute is the same: the signed tenancy agreement, the RTA bond lodgment confirmation, and the rental payment history.
For Queensland disputes involving bond claims, rent arrears, repair obligations, unlawful entry, and rent increases, the evidence that most often determines outcomes includes: entry and exit condition reports with dated photographs, text message and email records, rental payment ledgers, maintenance request records with timestamps and responses, and copies of all prescribed notices with proof of service.
ThreadLock's incident journal lets you log events as they happen with date, time, and attached photos or documents. If a landlord ignores a repair request, document it the day you report it. If rent goes unpaid, record every contact made about it. The timeline builder assembles records into a chronological view of the tenancy, and the exhibit export tool produces a labeled PDF packet ready for the RTA conciliation or QCAT hearing.
How is the bond handled at the end of a tenancy in Queensland?
The bond is held by the Residential Tenancies Authority (RTA). At the end of the tenancy, the RTA contacts both parties about the bond distribution. If they agree, it is released accordingly. If either party disagrees, they can dispute the proposed distribution with the RTA. Unresolved disputes are referred to QCAT for a hearing. Keep your exit condition report and photographs as your primary evidence.
How much notice must a landlord give for unpaid rent in Queensland?
The landlord must give a Form 11 Notice to Remedy requiring the tenant to pay the outstanding rent within 7 days. If the tenant pays in full within that period, the notice is void. If not, the landlord can then apply to QCAT for a termination order or continue to give a Notice to Leave.
Can a landlord enter a rental property without notice in Queensland?
No. Under the Residential Tenancies and Rooming Accommodation Act 2008, landlords must give at least 24 hours written notice for routine entry, and entry is restricted to certain hours and days. Entry without proper notice is a breach of the tenancy agreement and can result in compensation orders at QCAT.
What can a tenant do if a landlord refuses to make urgent repairs?
The tenant should notify the landlord in writing and request the repair urgently. If the landlord does not arrange for repairs within a reasonable time, the tenant can arrange for urgent repairs up to the prescribed limit ($1,100 as of the current legislation) and seek reimbursement. For non-urgent repairs, the tenant can apply to QCAT for a repair order. Document every request and the landlord's responses carefully.
Are there limits on rent increases in Queensland?
Yes. Rent can only be increased once every 12 months, and the landlord must give at least 2 months written notice. Tenants who receive a notice of rent increase can apply to QCAT for a review if they believe the increase is excessive. Keep the notice and any evidence of comparable rents in the area.
ThreadLock helps you document incidents, organize evidence, and prepare court-ready materials, so you walk in prepared.
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