What the RTA can investigate

As Queensland’s rental sector regulator, the RTA performs the function of investigating allegations and taking enforcement action where offences are committed under the Residential Tenancies and Rooming Accommodation Act 2008 (the Act).

The RTA can investigate alleged offences listed under the Act. A tenant/resident or property manager/owner can submit this form if:

• the offence relates to a residential tenancy in Queensland
• an offence has been committed under the Act
• the offence occurred within the last 2 years, and
• consent is provided to use and disclose personal information provided in this form for the purpose of an RTA investigation.

What the RTA cannot investigate

The Act does not apply to all tenancy agreements. Short-term rentals (less than 6 weeks), holiday lettings and student accommodation may be exempt in some circumstances. The RTA is also unable to investigate:

• tenancy disputes that do not constitute an offence under the Act
• the recovery of money on behalf of the tenant/resident or property manager/owner including bond disputes
• maintenance issues unrelated to contravening a repair order.

If your matter relates to any of the above you can contact the RTA to find out more about the resources and options available to you, including the RTA’s free and confidential dispute resolution service. You can also read our Breach of agreement webpage.

Important: This form will help you determine whether your allegation constitutes an offence under the Act, which gives the RTA the authority to investigate.

To avoid delays in processing your request, please answer all questions listed.

Process after lodgement

Your request will be assigned to an investigator within 2 weeks (this may be longer in peak periods). The investigator will carefully consider all the information and evidence provided by all parties to determine if an offence has occurred.

An investigation may take anywhere from a few weeks to several months, depending on the complexity and seriousness of the case. The investigator will discuss individual case length with you. Learn more about what happens in an investigation on our Overview RTA compliance and enforcement webpage.

It is an offence for a person to knowingly give the RTA documents that contain false or misleading information. This applies to all forms of written communication to the RTA, not just submitting online forms. It also applies to anyone who provides information to the RTA, not just tenants/residents and property managers/owners. 

Your questions answered
Allegations of breaches/offences of the Act are taken seriously by the RTA. It is important that a person who makes an allegation of an offence is aware that an allegation may result in the prosecution of an offender in the magistrates court.

What happens now?
The RTA will provide an acknowledgement email on receiving an investigation request.

What if I have not answered every question?
The questions contained in the investigation request are designed to gather the minimum information needed by the RTA to begin an investigation. You may be contacted to provide further information to support the allegations.

What if I don’t have evidence because the other party refuses to provide it?
Before submitting an investigation request, contact the other party and request the required documents. If you are making an investigation request because requested documents have not been provided, provide details of the steps you have taken to request the documents in the ‘allegation details’ section of the investigation request.

How will I know if my investigation request has proceeded to an investigation assessment?
An investigation request that includes all mandatory information will proceed for initial assessment. The request will be reviewed to identify whether an offence under the Act may have occurred. A notification will be sent via email to confirm that an investigation will begin or outline reasons the allegations are unsuitable for an investigation. An RTA officer may also contact you to discuss the initial assessment.

How long will it take?
The initial assessment will occur within 28 days of receipt of the request. This can take longer if your request is not complete, and we need to collect additional information to proceed with your request. The duration of the investigation process will vary depending on the complexity but can take up to several months.