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Residential Tenancies Authority
During a tenancy
You are responsible for looking after the property and
keeping it, and any inclusions (like the oven), clean. The
property owner/manager is responsible for ensuring
the property is ﬁt to live in and in a good state of repair,
including carrying out general repairs and maintenance
during your tenancy. They must also make sure the
property complies with any health and safety laws.
You should notify the property owner/manager of any
necessary repairs. They will generally carry out repairs or
organise someone to do them. You should not carry out
repairs without written consent. When entering the property
for repairs the property owner/manager must provide
the appropriate entry notice period. If you or your guests
damage the property, you will have to pay for the repairs.
Fixtures can only be added with the property owner/
manager’s written consent and they do not have to agree
to the request if they give a good reason.
A tenant experiencing domestic and family violence can
arrange for a qualiﬁed tradesperson to change the locks
in their rental property to ensure their personal safety. The
tenant must provide copies of the keys to the property
owner/manager unless the property owner/manager
agrees to not being given a copy of the key.
A tenant cannot change locks to common property in
community title schemes.
What to do in an emergency
If the property owner/manager or nominated repairer listed
on your tenancy agreement cannot be contacted, you
can arrange for a qualiﬁed person to carry out emergency
repairs, to a maximum value of 2 weeks rent. If you
pay the repairer you will need to give the receipt to the
property owner/manager, who must pay you back within
7 days. Keep copies of all receipts. Check your tenancy
agreement to clarify what is meant by an emergency repair.
Property owners/managers must install and maintain
smoke alarms in rental properties, in line with Queensland
legislation. Visit Queensland Fire and Emergency Services
(qfes.qld.gov.au) for more information. Tenants also have
responsibilities including cleaning smoke alarms and
replacing batteries. See our website for more information.
Inspections and viewings
Routine inspections can be carried out every 3 months
to ensure the property is well cared for and there are no
maintenance or health and safety issues.
The property owner/manager may also need to enter the
property for repairs or a viewing if it is being re-let or put up
for sale. In most cases they must give you an Entry notice
(Form 9) before they can enter. However, they may enter
in an emergency or if you verbally agree with the entry.
Entry must occur at a reasonable time. For open home
inspections (when multiple inspections occur at the same
time), your written consent must be sought by the property
owner/manager. Visit our website for more details.
Sub-letting and co-tenancies
If you want to rent out a room or part of the property, you
must seek written permission from the property manager/
owner and they must have good reason to say no.
Check your tenancy agreement ﬁrst, talk to your property
owner/manager and get any agreed arrangements in writing.
Head-tenants have the same responsibilities as a property
owner/manager including giving their sub-tenant a receipt
for bond money paid and lodging the bond with the RTA.
If you do something wrong
If you breach the agreement, the property owner/manager
can issue a Notice to remedy breach (Form 11).
Example: you fall more than 7 days behind in rent or do
not keep the property in the agreed condition.
If you don’t ﬁx the problem you may be given a Notice to
leave (Form 12) by the property owner/manager.
If the property owner/manager does something wrong
If the property owner/manager breaches the agreement,
you can issue a Notice to remedy breach (Form 11).
Example: the property owner/manager fails to keep the
property well maintained, does not respond to a repair
request or enters the property without the correct notice.
Good communication is the key to resolving most
problems. Find out your rights and responsibilities and
try to resolve disputes with the property owner/manager
directly. If this does not work, the RTA’s free and impartial
dispute resolution service may be able to help. If it remains
unresolved, you may be able to take the matter to the
Queensland Civil and Administrative Tribunal (QCAT).
Extending your fixed term tenancy
If you want to stay on under a new ﬁxed term agreement,
and there are no changes other than the end date, you
and the property owner/manager should sign a letter or
statement that includes the new date.
If there are any changes to any of the terms of the
agreement, the property owner/manager will need to
prepare a new written tenancy agreement and you must
both sign it before the old one ends. If there is a signiﬁcant
change (e.g. a rent increase you think is excessive) you
can dispute it, but only after you’ve signed the new
agreement. Note that the rent cannot be increased unless
at least 6 months have passed since the last rent increase.
If the end date of a ﬁxed term agreement goes by without
any contact between you and the property owner/manager,
it continues as a periodic agreement.