Property manager/owner breaches the agreement

Property manager/owner breaches the agreement

Changes to Queensland rental laws came into effect from 6 June 2024. Further changes commenced on 30 September 2024. Learn more.

Minimum housing standards came into effect for new tenancies (including renewed tenancy agreements) from 1 September 2023 and for all remaining tenancies from 1 September 2024.

If a property manager/owner breaches the tenancy agreement the tenant should talk to them about the issue. If that does not resolve the problem the tenant can issue a Notice to remedy breach (Form 11) or Notice to remedy breach (Form R11) for rooming accommodation outlining the reason on the form.

Timeframes to fix the problem will vary depending on the problem and type of agreement.

General tenancy

  • the tenant should talk to the property manager/owner to try and resolve the problem
  • if that is not successful, they can issue a Notice to remedy breach giving the property manager/owner at least 7 days to fix the problem
  • if the problem is not fixed at the end of the breach timeframe the tenant can:

Examples of a property manager/owner breach: repairs and maintenance not carried out, illegal entry.

There are rules for repeated breaches.

Problem is fixed

If the problem is fixed by the expiry of the breach notice, no further action is required. If a Notice of intention to leave has been issued and the problem is remedied after the notice is issued, the tenant can continue to end the tenancy or withdraw the notice. This must be done in writing before the end of the notice date.

Residential tenancy agreements entered into before 30 September 2024, that include a term requiring tenants/residents to pay reasonable costs for reletting the premises and were compliant prior to 30 September 2024 rental law changes commencing, will be considered compliant under the Act and will still apply at the agreement end date.

Notice to remedy breach (Form 11)
v14 May24

The Notice to remedy breach (Form 11) is used during the tenancy where either the tenants or the lessor/agent claim that there has been a 'breach' of one (or a number) of terms of the residential tenancy agreement.

187.9 kB Download

Notice to remedy breach (Form R11)
v4 Jun21

The Notice to remedy breach (Form R11) is used during a rooming accommodation tenancy to let the other person know there is a problem which must be fixed within a specific timeframe.

73.3 kB Download