If you are concerned about the amounts being claimed in the bond refund process, the RTA encourages property managers/owners and tenants/residents work together to try and self-resolve in the first instance. If you are unable to reach agreement through self-resolution, you can apply for free dispute resolution with the RTA.

The RTA is unable to investigate breaches of the agreement that do not constitute an alleged offence under the Act.

Concerns or disputes about property maintenance are unsuitable for investigation with the exception of non-compliance with a Queensland Civil and Administrative Tribunal (QCAT) repair order.

The RTA encourages property managers/owners and tenants/residents work together to try and self-resolve in the first instance. If you are unable to reach agreement through self-resolution, you can apply for free dispute resolution with the RTA.

A rental property must be advertised at a fixed rate - failing to do so is an offence.

A property manager/owner must also not:

• advertise a property with a rent range (e.g. between $420 to $460 per week)
• put a property up for rent auction
• proactively tell applicants to offer over the advertised rental price and encourage them to outbid each other or accept offers of higher amounts over the advertised price.

If you have evidence that a property has not been advertised at a fixed price, rent bidding has been encouraged by the property manager/owner, or an offer has been accepted over the advertised price, you can report it anonymously for investigation or by using the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

Find out more about rent bidding.

A property manager/owner must provide a tenant/resident a copy of the signed tenancy agreement within 14 days from the date it was signed.

If you have evidence this has not occurred, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

A property manager/owner must lodge a tenant's/resident's rental bond with the RTA within 10 days of receiving it and provide a receipt.

If you have evidence this has not occurred, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

Rent increases are limited to 12 months and are attached to the property.

If, since 1 July 2023, your rent has been increased within 12 months of the current rent becoming payable, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

Property managers/owners must offer tenants/residents at least two options to pay rent. One of these options must not exceed reasonable transactional costs (costs beyond standard transaction fees), and it must be reasonably accessible to the tenant/resident.

If you have evidence this has not occurred, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

Tenants must be given receipts for all rent payments made in cash, and receipts must be given on request for payments made by cheque within 3 days.

Property managers/owners must keep records of rent payments, and if a tenant/resident requests a copy the property manager/owner must provide a copy within 7 days.

If you have evidence this has not occurred, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

The property manager/owner must provide the tenant/resident with a signed copy of the entry condition report at the start of a tenancy, which indicates if each item on the list is clean, undamaged and working.

If you have evidence this has not occurred, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

The RTA proactively monitors compliance with repair orders issued by the Queensland Civil and Administrative Tribunal (QCAT).

If you have a repair order that you do not believe has been complied with, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

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. 

It is also an offence to knowingly provide false or misleading information to the other party in a tenancy following notices:

• a notice to leave for sale contract
• a notice to leave for significant repair or renovations
• a notice to leave for demolition or redevelopment
• a notice to leave for change of use
• a notice to leave for owner occupation.

If you have evidence that false and misleading information has been knowingly provided, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

If the property manager/owner has not provided an entry notice, or has exceeded entry notice periods and the entry does not meet the criteria for when an entry notice is not required, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

A tenant/resident is entitled to reasonable peace, comfort and privacy, and must be able to make full use of their property; this is called quiet enjoyment. 

If you believe your property manager/owner has interfered with your quiet enjoyment, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

The Office of Fair Trading (OFT) investigates real estate agents and onsite managers who have:

• used rent money for another purpose within the tenancy (e.g. to cover a water bill or to pay for repairs)
• not lodged a bond with the RTA.

Visit the OFT website to learn more.

The Act outlines ways a property manager/owner can end a tenancy and recover possession of a rental property from a tenant/resident. A property manager/owner must not recover possession in a way not authorised under the Act.

If you believe recovery of possession of a property has occurred in an unauthorised manner, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

The Act outlines laws about listing and keeping of another person's records on a tenancy database.

If you believe you have been unlawfully listed on a tenancy database, you can submit an investigation request via the Investigation request online form. If you are unable to complete the online form, you can download the PDF investigation request form.

Property manager/owners are responsible for ensuring rental properties meet minimum housing standards at the start of and during the tenancy.

If you have seen a property advertised that does not appear to meet minimum housing standards, you can report it anonymously for investigation.