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.
A breach of the tenancy agreement is when the property manager/owner or tenant fails to comply with any part of the agreement.
When there is a breach
The property manager/owner and tenant should discuss the breach and try to work out a solution (e.g. work out a repayment schedule for rent arrears, or agree on how damage can be fixed).
If this does not work a Notice to remedy breach (Form 11) or Notice to remedy breach (Form R11) may be issued.
The notice informs the other person there is a problem or dispute and asks for the situation to be fixed within a specific timeframe.
This form should not be sent to the RTA - keep a copy for your records
Timeframes
| Tenancy Type | Reason | Timeframe |
|---|---|---|
| Residential tenancy | Unpaid rent | 7 days (if rent has been unpaid for 7 days) |
| General breach | 7 days | |
| Caravan Park | Unpaid rent | 5 days (if rent has been unpaid for 7 days) |
| General breach | 7 days | |
| Rooming Accommodation | Unpaid rent (< 28 days) | 2 days |
| Unpaid rent (> 28 days) | 4 days | |
| General breach | 5 days |
Examples of breaches
Tenant: non-payment of rent, not keeping the property in good condition, keeping a pet without permission.
Property manager/owner: not maintaining the property, not repairing something that was broken, not providing the services listed in the agreement.
Disputing a breach notice
If the property manager/owner and tenant cannot agree about the breach, or if there is a dispute over whether the notice should have been issued, the property manager/owner or tenant may apply for dispute resolution assistance. If the matter remains unresolved they may make a non-urgent application to QCAT.
Breach is fixed
If the problem is fixed by the expiry of the breach notice, no further action is required.
- Tenant
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.
- Property owner
If a Notice to leave has been issued and the problem is remedied after the notice is issued, the tenant can ask the property manager/owner if they can continue the tenancy.
Breach is not fixed
If the breach is not resolved, you can:
- apply for dispute resolution (fixed and periodic agreements) and
- if the matter is still not resolved they may apply to QCAT to seek an order to rectify the problem, or seek compensation,
Additionally:
- the tenant can give a Notice of intention to leave (Form 13) to end the tenancy (timeframes apply) if they are on a periodic agreement OR
- the tenant can choose to end a fixed term agreement early, however they may need to pay reletting costs for breaking the lease
- the property manager/owner can give a Notice to leave (Form 12)
If the property manager or owner finds that a significant breach has occurred they can give a Notice to leave (Form 12) and/or apply to QCAT to end the agreement.
A significant breach by a tenant involves one of these 4 issues:
- using the property for an illegal purpose
- more tenants in the property than stated on the agreement
- keeping a pet when not included in the written agreement
- a matter which will cost more than the equivalent of 1 weeks rent to fix.
If the tenant doesn't leave
If a Notice to leave has been issued, and the tenant does not leave, the property manager/owner can apply to QCAT for a termination order and Warrant of possession within 14 days of expiry of the Notice to leave.
If a warrant is granted, it will authorise a police officer to enter the property and give possession of the property back to the property manager/owner. The property manager/owner cannot enter the property or force the tenant to leave without this warrant in place. QCAT will generally issue the Warrant of possession to be executed between set dates.
Repeated breaches
A property manager/owner or tenant can apply to QCAT to have the tenancy ended if:
- they have issued a Notice to remedy breach on 2 occasions for the same breach (and each breach was rectified),
- a third breach occurs within a 12 month period, and
- the problem is of a serious nature.
Applying to QCAT does not automatically mean the agreement will be terminated. The tenant should continue to pay rent until the agreement is formally ended.
Terminating an agreement
The person giving the notice should consider whether the problem warrants terminating the agreement. If an agreement is ended without sufficient reason the person giving the notice may be responsible for losses incurred by the disadvantaged person such as reletting costs.
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.