Who must comply with Residential Tenancies and Rooming Accommodation Act 2008 (QLD)?

QLD RTRA — RTA bond, minimum standards, dispute resolution via QCAT.

The Residential Tenancies and Rooming Accommodation Act 2008 (Qld) governs general tenancies, moveable dwellings and rooming accommodation. The Residential Tenancies Authority (RTA) holds rental bonds, provides free dispute resolution (conciliation) and investigates offences; unresolved disputes go to QCAT. A property manager or owner who takes a bond must give a receipt and lodge it with the RTA within 10 days, and cannot take more than the statutory maximum (4 weeks' rent for general tenancies and rooming accommodation), however the bond is described. The entry condition report must be prepared, signed and given to the tenant at the start of the tenancy. Rental properties must meet minimum housing standards, and the RTA takes reports of advertised properties that appear not to, and of rooms advertised without a fixed rent. Its August 2026 compliance plan focuses first on evidence for bond claims.

Applies only if you manage residential rental properties. Whether it applies turns on a fact that no industry, structure or size settles on its own.

How the regulator frames it: Property managers and owners (lessors) of residential tenancies, moveable dwelling and rooming accommodation in Queensland, including social and community housing providers; tenants and residents have reciprocal duties such as returning the condition report.

What triggers it: Advertising a rental, entering a residential tenancy or rooming accommodation agreement in Queensland, taking or increasing a bond, or ending a tenancy.

Jurisdiction: Queensland law only. A business with no operations in QLD is outside it, whatever the rest of the test says.

Outcome across the 35 industries Rules Mate maps (1 of 35: only if a further fact applies; 34 of 35: no).

Structure does not change the answer in real estate agents: for every structure the answer is "only if a further fact applies".

Size does not change the answer in real estate agents: at every size band the answer is "only if a further fact applies".

Each line is one run of the Rules Mate applicability engine for a single business profile, with the reason the engine gives:

• Pty Ltd company in accountants & bookkeepers with 6–19 employees, turnover $1M–$3M: does not apply. Requires a trigger outside this questionnaire.
• Pty Ltd company in real estate agents with 6–19 employees, turnover $1M–$3M: check whether it applies. applies only if you manage residential rental properties.

The engine shows this obligation as "check whether this applies" when a business has industry: Real estate agents. It then applies only if you manage residential rental properties. That fact is not something Rules Mate can infer from industry, structure or size.

When due

Bond (and any bond increase or instalment) lodged with the RTA within 10 days of receipt; entry condition report given at the start of the tenancy, returned by the tenant within 7 days, and a copy sent back within 14 days; bond increases no more than once every 11 months with at least one month's written notice; Notice to leave (Form 12 or R12) given with the notice period required for the approved ground.

Frequency

When a triggering event occurs

Evidence to keep

Bond receipts and RTA Acknowledgement of rental bond (including the date of the last rent increase, which the lodgement form requires); Entry condition report (Form 1a, 1b or R1) with photos; written tenancy agreement and any bond instalment terms; Notices to leave with supporting information for the ground relied on; records showing minimum housing standards are met.

Status

Current

Priority

High

Maximum penalty: The RTA lists as offences: failing to give a receipt or lodge a bond within 10 days, taking more than the maximum bond, failing to give an entry condition report, and knowingly giving the RTA false or misleading documents. The RTA investigates and takes enforcement action; QCAT decides disputes. Offence penalty amounts were not verified for this entry; check the Act on legislation.qld.gov.au.

Rules Mate has not yet classified the audit or assurance level for this obligation. Any audit, review or certification requirement is set by the regulator source listed below.

If this obligation applies to you, so do these 2: the engine uses the same rule for each.

• Comply with Residential Tenancies Act 2010 (NSW)
• Comply with Residential Tenancies Act 1997 (VIC)

Rules Mate tracks 5 published obligations tagged "tenancy", 0 of them rated critical. For a professional services Pty Ltd company with 6–19 employees operating in every state, 0 of those apply outright. This obligation is rated high priority, and is triggered by events.

Free tools that help with this obligation:

• Compliance calendar builder