Use this form to request a Residential Tenancies Authority (RTA) investigation of an alleged offence committed under Queensland rental laws. You can also choose to lodge your request by downloading our PDF Investigation request form.
You can now anonymously report online an advertised rental property that does not appear to meet minimum housing standards or where rent is not advertised/offered at a fixed price.
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 below.
The RTA is collecting your personal information for the purpose of carrying out the RTA’s functions under the Residential Tenancies and Rooming Accommodation Act 2008 (Qld) and may provide your information to QCAT and other bodies in accordance with the RTA’s functions. For more information see the RTA’s privacy plan contained on the RTA website. The RTA does not accept responsibility for any loss or damage which may result from providing incorrect information to the RTA. Section 447 of the Residential Tenancies and Rooming Accommodation Act 2008 (Qld) makes it an offence for a person to knowingly give the RTA documents containing false or misleading information. Maximum penalty for such an offence – 20 penalty units.
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.
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. Written communication is recommended as it may be considered evidence. If you are making an investigation request because documents have not been provided, provide details of the steps you have taken to request the documents in 'details about the allegation' 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.
