Queensland Residential Tenancy Agreement Form

RESIDENTIAL TENANCY AGREEMENT (FORM 18a)

QUEENSLAND JURISDICTION

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DOCUMENT CONTROL & METADATA

• Effective Date: [Effective Date]
• Document Version: 4.2 (Standard QLD Residential Tenancy)
• Jurisdiction/Scope: State of Queensland, Australia (Governed by the Residential Tenancies and Rooming Accommodation Act 2008)

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OFFICIAL NOTICE & LEGAL DISCLAIMER

DISCLAIMER: This document is a standardized template formulated for residential leasing within the State of Queensland. It is designed to comply with the Residential Tenancies and Rooming Accommodation Act 2008 (Qld) (the "Act"). Parties acknowledge that legal, financial, and operational obligations under Queensland law are complex. The user assumes full responsibility for verifying statutory disclosures, property condition reports, and local council bylaws prior to execution. Legal counsel or the Real Estate Institute of Queensland (REIQ) should be consulted for bespoke tenancy structures.

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PARTIES & DEFINITIONS

1. LESSOR (LANDLORD):

   • Full Legal Name / Company Name: [Lessor Full Legal Name]
   • A.C.N. / A.B.N. (if applicable): [Lessor ABN/ACN]
   • Service Address: [Lessor Street Address, Suburb, State, Postcode]
   • Contact Email: [Lessor Email] | Telephone: [Lessor Phone]

2. PROPERTY MANAGER (if applicable):

   • Agency Name: [Agency Name]
   • Licence Number: [Agency Licence Number]
   • Address: [Agency Address, Suburb, State, Postcode]
   • Contact Email: [Agency Email] | Telephone: [Agency Phone]

3. TENANT(S):

   • Tenant 1 Full Legal Name: [Tenant 1 Full Name] | Contact: [Tenant 1 Phone/Email]
   • Tenant 2 Full Legal Name: [Tenant 2 Full Name] | Contact: [Tenant 2 Phone/Email]

4. PREMISES:

   • Address: [Property Street Address, Suburb, State, Postcode]
   • Inclusions/Chattels: [List all provided furniture, appliances, or fixtures, e.g., dishwasher, refrigerator, washing machine, or state "None"]

5. AGREEMENT TERM:

   • Type: [Fixed Term / Periodic]
   • Commencement Date: [Start Date]
   • Ending Date: [End Date] (applicable only for fixed terms)

6. RENT & BOND:

   • Rent Amount: $[Rent Amount] payable every [Weekly / Fortnightly / Monthly] in advance.
   • Payment Method: Direct Debit / Electronic Funds Transfer to BSB: [BSB] / Account: [Account Number].
   • Rental Bond Amount: $[Bond Amount] (not to exceed 4 weeks' rent unless weekly rent exceeds $700).

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OPERATIVE CLAUSES & TERMS

1. STANDARD TERMS AND LEGISLATION

1.1 Act Paramount: This Agreement is subject to the Residential Tenancies and Rooming Accommodation Act 2008 (Qld) (the "Act"). If any provision of this Agreement is inconsistent with the Act, the Act shall prevail to the extent of the inconsistency. 1.2 Standard Terms: The standard terms for residential tenancies in Queensland prescribed under the Act are deemed incorporated into this Agreement.

2. RENT AND PAYMENT OBLIGATIONS

2.1 Timely Payment: The Tenant must pay rent on or before the due date specified in Item 6 and maintain payment in advance throughout the Term. 2.2 Rent Increases: The Lessor may increase the rent by providing the Tenant with a minimum of two (2) months' written notice in the approved statutory form. Rent shall not be increased during a fixed-term agreement unless explicitly provided for in Item 5 with specific terms.

3. RENTAL BOND

3.1 Lodgement: The Tenant shall pay the Rental Bond specified in Item 6 upon signing this Agreement. The Lessor or Property Manager must remit the bond to the Residential Tenancies Authority (RTA) within the statutory timeframe (10 days). 3.2 Claim and Refund: The bond will be held in trust by the RTA and dealt with at the end of the tenancy in strict accordance with Chapter 2, Part 3 of the Act.

4. USE AND OCCUPANCY OF PREMISES

5.1 Residential Purpose: The Tenant shall use the Premises exclusively as a place of residence for the persons named in Item 3. 5.2 Sub-letting: The Tenant shall not assign or sub-let the whole or any part of the Premises without obtaining the prior written consent of the Lessor, which consent shall not be unreasonably withheld pursuant to Section 238 of the Act. 5.3 Maximum Occupants: The maximum number of persons permitted to reside at the Premises at any one time is [Maximum Occupant Count].

5. MAINTENANCE, REPAIRS, AND CONDITION REPORTS

6.1 Entry Condition Report: The Tenant must complete, sign, and return the Entry Condition Report (Form 1a) to the Lessor/Property Manager within three (3) days of taking possession. 6.2 Tenant Maintenance: The Tenant must keep the Premises and inclusions in a clean, tenantable condition, fair wear and tear excepted, and promptly report any damage or required maintenance to the Lessor. 6.3 Emergency Repairs: Emergency repairs (as defined in the Act, including burst water services or dangerous electrical faults) must be reported immediately to the nominated emergency contact: [Emergency Contact Name and Number].

6. INSPECTIONS

7.1 Periodic Inspections: The Lessor or Property Manager may conduct routine inspections of the Premises up to four (4) times per twelve-month period, provided that the Tenant is given a minimum of seven (7) days’ written notice (Form 9) for each inspection.

7. TERMINATION AND VACATING

8.1 End of Fixed Term: To terminate a fixed-term agreement at the end of the term, either party must give written notice (Form 12) complying with the required statutory notice periods (minimum 2 weeks for Tenant, 2 months for Lessor). return of keys and vacant possession no later than 5:00 PM on the termination date.

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SIGNATURES & ACKNOWLEDGMENT BLOCK

IN WITNESS WHEREOF, the parties hereto have executed this Residential Tenancy Agreement as of the Effective Date.

LESSOR / PROPERTY MANAGER EXECUTION:

• Name of Signatory: [Lessor / Agent Name]
• Title: [Director / Property Manager / Owner]
• Signature: ___________________________________
• Date: [Date]

TENANT 1 EXECUTION:

• Name of Signatory: [Tenant 1 Full Name]
• Signature: ___________________________________
• Date: [Date]

TENANT 2 EXECUTION:

• Name of Signatory: [Tenant 2 Full Name]
• Signature: ___________________________________
• Date: [Date]

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STEP-BY-STEP EXECUTION GUIDE

1. Verify Statutory Disclosures: Ensure all mandatory disclosures (e.g., sustainability compliance, pool safety certificates if applicable, and water efficiency certificates) are attached before signing.
2. Execute and Exchange: Have all adult tenants and the authorized lessor/agent sign the document. Ensure all bracketed fillable fields [...] are fully completed without omissions.
3. Lodge the Bond: Collect the Rental Bond and submit it directly to the Residential Tenancies Authority (RTA) via RTA Web Services within 10 days of receipt, accompanied by the required bond lodgement documentation.
4. Complete Condition Report: Finalize the Entry Condition Report (Form 1a) within 3 business days of the commencement date, retaining copies for both tenant and lessor files to safeguard against end-of-term bond disputes.