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General tenancy agreement (Form 18a)

Residential Tenancies and Rooming Accommodation Act 2008

Part 1 Tenancy details

Item 1.1 Lessor
1 Name/trading name

Address

Postcode

1.2 Phone Mobile

Email

Item 2.1 Tenant/s

2
1. Full name/s

Phone Email

Emergency contact full name/s

Emergency contact phone

Emergency contact email

2. Full name/s

Phone Email

Emergency contact full name/s

Emergency contact phone

Emergency contact email

3. Full name/s

Phone Email

Emergency contact full name/s

Emergency contact phone

Emergency contact email

2.2 Address for service (if different from address of the premises in item 5.1) Attach a separate list

Item 3.1 Agent If applicable. See clause 43

3 Full name/trading name
Address

Postcode

3.2 Phone Mobile

Email

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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

Item Notices may be given to

4 (Indicate if the email is different from item 1, 2 or 3 above)
4.1 Lessor
Email Yes No Facsimile Yes No

4.2 Tenant/s
Email Yes No Facsimile Yes No

4.3 Agent
Email Yes No Facsimile Yes No

Item 5.1 Address of the rental premises

5

Postcode

5.2 Inclusions provided. For example, furniture or other household goods let with the premises. Attach list if necessary

5.3 Details of current repair orders for the rental premises or inclusions

Item 6.1 The term of the agreement is fixed term agreement periodic agreement
6
6.2 Starting on 6.3 Ending on
Fixed term agreements only. For continuation of tenancy agreement, see clause 6

Item Rent $ per week fortnight month See clause 8(1)

7

Item Rent must be paid on the day of each

8
Insert day. See clause 8(2) Insert week, fortnight or month

Item Methods of rent payment Insert the ways the rent must be paid. See clause 8(3)
9

Details for direct credit

BSB no. Bank/building society/credit union

Account no. Account name

Payment reference

Item Place of rent payment Insert where the rent must be paid. See clause 8(5) to 8(7)
10

Item Day of last rent increase Insert the day the rent was last increased for the premises
10a

Note: The lessor/lessor’s agent must not increase, or propose to increase, the rent payable by a tenant less than 12 months after the last rent
increase for the residential premises. Rent increase requirements do not apply to exempt lessors. The Act provides definitions for an exempt lessor.

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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

Item Rental bond amount $ See clause 13

11

Item 12.1 The services supplied to the premises for which the tenant must pay See clause 16
12
Electricity Yes No Any other service that a tenant must pay Yes No

Gas Yes No Type See special terms (page 11)

Phone Yes No

12.2 Is the tenant to pay for water supplied to the premises See clause 17

Yes No

Item If the premises is not individually metered for a service under item 12.1, the apportionment of the cost of the
13 service for which the tenant must pay.
For example, insert the percentage of the total charge the tenant must pay. See clause 16(c)

Electricity Any other service stated in item 12.1

See special terms (page 11)
Gas

Phone

Item How services must be paid for Insert for each how the tenant must pay. See clause 16(d)
14
Electricity

Gas

Phone

Any other service stated in item 12.1

See special terms (page 11)

Item Number of persons allowed to reside at the premises See clause 23

15

Item 16.1  Are there any body corporate by-laws applicable to the occupation of the premises by a tenant? Yes No
16 See clause 22
16.2 Has the tenant been given a copy of the relevant by-laws See clause 22 Yes No

Item The type and number of pets approved by the lessor to be kept at the premises See clauses 33A to 33D
17
Type Number Type Number

Item 18.1 Name and telephone number of the lessor’s nominated repairer for each of the following repairs
18
Electrical repairs Phone

Plumbing repairs Phone

Other repairs Phone

18.2 Are the nominated repairers the tenant’s first point of contact for notifying the need for emergency repairs? See clause 31(4)

Yes
No – please provide lessor contact details below

Name Phone

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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

Part 2 Standard Terms (a) the day the tenant occupies the premises;
(b) the day the tenant is given the copy of the condition report.
Division 1 Preliminary Note – A well completed condition report can be very important to help
the parties if there is a dispute about the condition of the premises when
1 Interpretation the tenancy started. For more information about condition reports,
see the information statement.
In this agreement –
(4) After the copy of the condition report is returned to the lessor by
(a) a reference to the premises includes a reference to any the tenant, the lessor must copy the condition report and return
inclusions for the premises stated in this agreement for item it to the tenant within 14 days.
5.2; and
(5) However, the lessor does not have to prepare a condition report
(b) a reference to a numbered section is a reference to the for the premises if –
section in the Act with that number; and
(a) this agreement has the effect of continuing the tenant’s right
(c) a reference to a numbered item is a reference to the item to occupy the premises under an earlier residential tenancy
with that number in part 1; and agreement; and
(d) a reference to a numbered clause is a reference to the (b) in accordance with the Act, a condition report was prepared
clause of this agreement with that number. for the premises for the earlier residential tenancy agreement.
2 Terms of a general tenancy agreement (6) If a condition report is not prepared for this agreement because
subclause (5) applies, the condition report prepared for the
(1) This part states, under the Residential Tenancies and Rooming earlier residential tenancy agreement is taken to be the condition
Accommodation Act 2008 (the Act), section 55, the standard report for this agreement.
terms of a general tenancy agreement.
(2) The Act also imposes duties on, and gives entitlements to, the 6 Continuation of fixed term agreement – s 70
lessor and tenant that are taken to be included as terms of this (1) This clause applies if –
agreement.
(a) this agreement is a fixed term agreement; and
(3) The lessor and tenant may agree on other terms of this
(b) none of the following notices are given, or agreements
agreement (special terms).
or applications made before the day the term ends (the
(4) A duty or entitlement under the Act overrides a standard term or end day) –
special term if the term is inconsistent with the duty or entitlement.
(i) a notice to leave;
(5) A standard term overrides a special term if they are inconsistent.
(ii) a notice of intention to leave;
Note – Some breaches of this agreement may also be an offence under
the Act, for example, if – (iii) an abandonment termination notice;
• the lessor or the lessor’s agent enters the premises in contravention (iv) a notice, agreement or application relating to the death
of the rules of entry under sections 192 to 199; or of a sole tenant under section 277(7);
• the tenant does not sign and return the condition report to the lessor (v) a written agreement between the lessor and tenant to
or the lessor’s agent under section 65. end the agreement.
(6) In accordance with section 61 of the Act, a General Tenancy (2) This agreement, other than a term about this agreement’s term,
Agreement must include the day the rent for the premises was continues to apply after the end day on the basis that the tenant
last increased, within the meaning of section 93, at the time the is holding over under a periodic agreement.
agreement is entered into. However, this does not apply if the Note – For more information about the notices, see the information
lessor is an exempt lessor. statement.

3 More than 1 lessor or tenant 7 Costs apply to early ending of fixed term
agreement – s 357A
(1) This clause applies if more than 1 person is named in this
agreement for item 1 or 2. (1) This clause applies if –
(2) Each lessor named in this agreement for item 1 must perform (a) this agreement is a fixed term agreement; and
all of the lessor’s obligations under this agreement. (b) the tenant ends this agreement before the term ends in a
(3) Each tenant named in this agreement for item 2 – way not permitted under the Act.
(a) holds their interest in the tenancy as a tenant in common (2) The tenant must pay the reletting costs under section 357A(3).
unless a special term states the tenants are joint tenants; Note – For when the tenant may end this agreement early under the Act,
and see clause 36 and the information statement.
(b) must perform all the tenant’s obligations under this agreement. (3) This clause does not apply if, after experiencing domestic
violence, the tenant ends this agreement or the tenant’s interest
Division 2 Period of tenancy in this agreement under chapter 5, part 1, division 3, subdivision
2A of the Act.
4 Start of tenancy
(1) The tenancy starts on the day stated in this agreement for Division 3 Rent
item 6.2. 8 When, how and where rent must be paid
(2) However, if no day is stated or if the stated day is before the – ss 83 – 85
signing of this agreement, the tenancy starts when the tenant
is or was given a right to occupy the premises. (1) The tenant must pay the rent stated in this agreement for item 7.
(2) The rent must be paid at the times stated in this agreement for
5 Entry condition report – s 65 item 8.
(1) The lessor must prepare, in the approved form, sign and give (3) The rent must be paid –
the tenant 1 copy of a condition report for the premises. (a) in a way stated in this agreement for item 9; or
(2) The copy must be given to the tenant on or before the day the (b) in the way agreed after the signing of this agreement by –
tenant occupies the premises under this agreement. (i) the lessor or tenant giving the other party a notice
(3) The tenant must mark the copy of the report to show any parts proposing the way; and
the tenant disagrees with, and sign and return the copy to the (ii) the other party agreeing to the proposal in writing; or
lessor not later than 7 days after the later of the following days –

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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

(c) if the lessor intends to change the way rent is paid to a (2) However, the application must be made –
way that is not stated in this agreement for item 9 and no (a) within 30 days after the notice is received; and
way is agreed to after the signing of this agreement – in (b) for a fixed term agreement – before the term ends.
a way the lessor proposes by written notice to the tenant
under section 84A. 12 Rent decreases – s 94
(4) The lessor must give the tenant written notice advising of the
Under section 94, the rent may decrease in certain situations.
costs associated with the ways to pay rent offered to the tenant
Note – For details of the situations, see the information statement.
that the tenant would not reasonably be aware of if the lessor
or lessor’s agent knows or could reasonably be expected to find
out about the costs. Division
 4 Rental bond
(5) The rent must be paid at the place stated in this agreement for 13 Rental bond required – ss 111 and 116
item 10.
(6) However, if, after the signing of this agreement, the lessor gives (1) If a rental bond is stated in this agreement for item 11, the
a notice to the tenant stating a different place for payment and tenant must pay to the lessor or the lessor’s agent the rental
the place is reasonable, the rent must be paid at the place while bond amount –
the notice is in force. (a) if a special term requires the bond to be paid at a stated
(7) If no place is stated in this agreement for item 10 and there is no time – at the stated time; or
notice stating a place, the rent must be paid at an appropriate place. (b) if a special term requires the bond to be paid by instalments
Examples of an appropriate place – – by instalments; or
• the lessor’s address for service (c) otherwise – when the tenant signs this agreement.
• the lessor’s agent’s office Note – There is a maximum bond that may be required. See section 146
and the information statement.
9 Rent in advance – s 87 (2) The lessor or the lessor’s agent must, within 10 days of receiving
The lessor may require the tenant to pay rent in advance only if the bond or a part of the bond, pay it to the authority and give
the payment is not more than – the authority a notice, in the approved form, about the bond.
(a) for a periodic agreement – 2 weeks rent; or (3) The bond is intended to be available to financially protect the
(b) for a fixed term agreement – 1 month rent. lessor if the tenant breaches this agreement.
Note – Under section 87(2), the lessor or the lessor’s agent must not Example – The lessor may claim against the bond if the tenant does not
require a payment of rent under this agreement in a period for which rent leave the premises in the required condition at the end of the tenancy.
has already been paid. Note – For how to apply to the authority or a tribunal for the bond at
the end of the tenancy, see the information statement and sections 125
10 Rent increases – ss 91 and 93 to 141. Delay in applying may mean that payment is made on another
application for payment.
(1) If the lessor proposes to increase the rent, the lessor must give
notice of the proposal to the tenant. 14 Increase in bond – s 154
(2) The notice must state the amount of the increased rent and (1) The tenant must increase the rental bond if –
the day from when it is payable. (a) the rent increases and the lessor gives notice to the tenant
(3) The day stated must not be earlier than the later of the to increase the bond; and
following – (b) the notice is given at least 11 months after –
(a) 2 months after the notice is given; (i) this agreement started; or
(b) 12 months after the last rent increase for the premises under (ii) if the bond has been increased previously by a notice
section 93. given under this clause – the day stated in the notice,
(4) Subject to an order of a tribunal, the increased rent is payable or the last notice, for making the increase.
from the day stated in the notice, and this agreement is taken (2) The notice must state the increased amount and the day by
to be amended accordingly. which the increase must be made.
(5) However, the increased rent is payable by the tenant only if – (3) For subclause (2), the day must be at least 1 month after the
(a) the rent is increased in compliance with this clause; and tenant is given the notice.
(b) the increased rent is not payable before the end of the
minimum period before the rent may be increased under Division 5 Outgoings
section 93; and
(c) the increase in rent does not relate to – 15 Outgoings – s 163
(i) compliance of the premises or inclusions with the (1) The lessor must pay all charges, levies, premiums, rates or taxes
prescribed minimum housing standards; or for the premises, other than a service charge.
(ii) keeping a pet or working dog at the premises. Examples –
(6) Also, if this agreement is a fixed term agreement, the rent may body corporate levies, council general rates, sewerage charges,
not be increased before the term ends unless – environment levies, land tax
(a) this agreement provides for the rent increase; and (2) This clause does not apply if –
(b) this agreement states the amount of the increase or how the (a) the lessor is the State; and
amount of the increase is to be worked out: and (b) rent is not payable under the agreement; and
(c) the increase is made in compliance with the matters (c) the tenant is an entity receiving financial or other assistance
mentioned in paragraph (b). from the State to supply rented accommodation to persons.
11 Application to tribunal about excessive increase
16 General service charges – ss 164 and 165
– s 92
The tenant must pay a service charge, other than a water
(1) After the lessor gives the tenant notice of a proposed rent service charge, for a service supplied to the premises during the
increase, the tenant may apply to the tribunal for an order setting tenancy if –
aside or reducing the increase if the tenant believes the increase – (a) the tenant enjoys or shares the benefit of the service; and
(a) is excessive; or (b) the service is stated in this agreement for item 12.1; and
(b) is not payable under clause 10.

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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

(c) either – Division 6 Rights and obligations

(i) the premises are individually metered for the service; or
(ii) this agreement states for item 13 how the tenant’s
concerning the premises during tenancy
apportionment of the cost of the service is to be worked Subdivision 1 Occupation and use of premises
out; and
(d) this agreement states for item 14 how the tenant must pay 18 No legal impediments to occupation – s 181
for the service.
The lessor must ensure there is no legal impediment to
Note – Section 165(3) limits the amount the tenant must pay.
occupation of the premises by the tenant as a residence for the
17 Water service charges – ss 164, 166 and 166A term of the tenancy if, when entering into this agreement, the
lessor knew about the impediment or ought reasonably to have
(1) The tenant must pay an amount for the water consumption known about it.
charges for the premises if – Examples of possible legal impediments –
(a) the tenant is enjoying or sharing the benefit of a water • if there is a mortgage over the premises, the lessor might need to
service to the premises; and obtain approval from the mortgagee before the tenancy can start
(b) the premises are individually metered for the supply of water • a certificate might be required under the Building Act 1975 before
or water is supplied to the premises by delivery by means of the premises can lawfully be occupied
a vehicle; and • the zoning of the land might prevent use of a building on the land
as a residence.
(c) this agreement states for item 12.2 that the tenant must pay
for water supplied to the premises. 19 Vacant possession and quiet enjoyment
Note – A water consumption charge does not include the amount of a – ss 182 and 183
water service charge that is a fixed charge for the water service.
(1) The lessor must ensure the tenant has vacant possession of the
(2 However, the tenant does not have to pay an amount –
premises (other than a part of the premises that the tenant does
(a) that is more than the amount of the water consumption not have a right to occupy exclusively) on the day the tenant is
charges payable to the relevant water supplier; or entitled to occupy the premises under this agreement.
(b) that is a fixed charge for the water service to the premises. Editor’s note – Parts of the premises where the tenant does not have a
(3) Also, the tenant does not have to pay an amount for a right to occupy exclusively may be identified in a special term.
reasonable quantity of water supplied to the premises for a (2) The lessor must take reasonable steps to ensure the tenant has
period if, during the period, the premises are not water efficient quiet enjoyment of the premises.
for section 166. (3) The lessor or the lessor’s agent must not interfere with the
Note – For details about water efficiency, see the information statement. reasonable peace, comfort or privacy of the tenant in using
(4) In deciding what is a reasonable quantity of water for subclause the premises.
(3), regard must be had to the matters mentioned in section
20 Lessor’s right to enter the premises – ss 192–199
169(4)(a) to (e).
(5) The lessor must give the tenant copies of relevant documents The lessor or the lessor’s agent may enter the premises during
about the amount payable to the relevant water supplier within the tenancy only if the obligations under sections 192 to 199
4 weeks after the lessor receives the documents. have been complied with.
(6) The tenant is not required to pay an amount for the water Note – See the information statement for details.
consumption charges if the tenant has not received a copy of
the documents about the amount payable to the relevant water 21 Tenant’s use of premises – ss 10 and 184
supplier. (1) The tenant may use the premises only as a place of residence
(7) Subclause (9) applies if water consumption charges are payable or mainly as a place of residence or for another use allowed
for a period that includes part but not all of a period specified, or under a special term.
to be specified, in a water consumption charges document. (2) The tenant must not –
(8) The tenant may be required to pay an amount calculated under (a) use the premises for an illegal purpose; or
section 166A using – (b) cause a nuisance by the use of the premises; or
(a) a meter reading for the premises recorded in a condition Examples of things that may constitute a nuisance –
report; and • using paints or chemicals on the premises that go onto or
(b) a reasonable estimate of the volume of water supplied to the cause odours on adjoining land
premises during the period for which water consumption • causing loud noises
charges are payable by the tenant mentioned in subclause • allowing large amounts of water to escape onto adjoining land
(8); and (c) interfere with the reasonable peace, comfort or privacy of
(c) the rate used to calculate the water consumption charge a neighbour of the tenant; or
stated in the most recent water consumption charges (d) allow another person on the premises to interfere with the
document. reasonable peace, comfort or privacy of a neighbour of
(9) The tenant must pay the amount of the charge to the lessor the tenant.
within 1 month of the lessor giving the tenant copies of relevant 22 Units and townhouses – s 69
documents about the incurring of the amount.
(10) In this clause – (1) The lessor must give the tenant a copy of any body corporate
by-laws applicable to –
w
 ater consumption charge, for premises, means the variable
(a) the occupation of the premises; or
part of a water service charge assessed on the volume of water
supplied to the premises. (b) any common area available for use by the tenant with
the premises.
 ater consumption charges document means a document,
w
(2) The tenant must comply with the body corporate by-laws.
issued to the lessor by the relevant water supplier, stating the
amount of water consumption charges for the premises that are (3) Subclause (1) does not apply if –
payable to the supplier. (a) this agreement has the effect of continuing the tenant’s right
Note – If there is a dispute about how much water (or any other service to occupy the premises under an earlier residential tenancy
charge) the tenant should pay, the lessor or the tenant may attempt agreement; and
to resolve the dispute by conciliation. See the information statement (b) the lessor gave the tenant a copy of the body corporate
for details. by-laws in relation to the earlier agreement.

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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

23 Number of occupants allowed (2) The lessor’s agreement must be written, describe the nature of
the fixture or change and include any terms of the agreement.
No more than the number of persons stated in this agreement Examples of terms –
for item 15 may reside at the premises. • that the tenant may remove the fixture
• that the tenant must repair damage caused when removing
24 – intentionally removed the fixture
• that the lessor must pay for the fixture if the tenant can not remove it
Subdivision 2 Standard of premises
(3) If the lessor does agree, the tenant must comply with the terms
25 Lessor’s obligations – s 185 of the lessor’s agreement.
(1) At the start of the tenancy, the lessor must ensure – (4) The lessor must not act unreasonably in failing to agree.
(a) the premises are clean; and (5) If the tenant attaches a fixture, or makes a structural change, to
(b) the premises are fit for the tenant to live in; and the premises without the lessor’s agreement, the lessor may –
(c) the premises are in good repair; and (a) take action for a breach of a term of this agreement; or
(d) the lessor is not in breach of a law dealing with issues about (b) waive the breach (that is, not take action for the breach)
the health or safety of persons using or entering the premises. and treat the fixture or change as an improvement to the
premises for the lessor’s benefit (that is, treat it as belonging
(e) the premises and inclusions otherwise comply with any
to the lessor, without having to pay the tenant for it).
prescribed minimum housing standards applying to the
premises or inclusions. (6) A fixture may be attached, or a structural change may be made,
to premises if the fixture or structural change—
(2) While the tenancy continues, the lessor must –
(a) is necessary for a tenant’s safety, security or accessibility; and
(a) maintain the premises in a way that the premises remain fit
for the tenant to live in; and (b) is attached or made in the circumstances, and in accordance
(b) maintain the premises in good repair; and with any requirements, prescribed by regulation.
(c) ensure the lessor is not in breach of a law dealing with issues
about the health or safety of persons using or entering the 28 Supply of locks and keys – s 210
premises; and (1) The lessor must supply and maintain all locks necessary to
(d) keep any common area included in the premises clean. ensure the premises are reasonably secure.
(e) ensure the premises and inclusions otherwise comply with (2) The lessor must give the tenant, or if there is more than 1 tenant,
any prescribed minimum housing standards applying to the 1 of the tenants, a key for each lock that –
premises or inclusions. (a) secures an entry to the premises; or
Note – For details about the maintenance, see the information statement. (b) secures a road or other place normally used to gain access
(3) However, the lessor is not required to comply with subclause to, or leave, the area or building in which the premises are
(1)(c) or (2)(a) for any non-standard items and the lessor is not situated; or
responsible for their maintenance if – (c) is part of the premises.
(a) the lessor is the State; and (3) If there is more than 1 tenant, the lessor must give the other
(b) the non-standard items are stated in this agreement and tenants a key for the locks mentioned in subclause (2)(a) and (b).
this agreement states the lessor is not responsible for their
maintenance; and 29 Changing locks – ss 211 and 212
(c) the non-standard items are not necessary and reasonable (1) The lessor or tenant may change a lock at the premises only if –
to make the premises a fit place in which to live; and
(a) the other party to this agreement agrees to the change; or
(d) the non-standard items are not a risk to health or safety; and
(b) the lessor or tenant has a reasonable excuse for making the
(e) for fixtures – the fixtures were not attached to the premises change; or
by the lessor.
(c) the lessor or tenant believes the change is necessary
(4) In this clause – because of an emergency; or
non-standard items means the fixtures attached to the (d) the lock is changed to comply with an order of the tribunal.
premises and inclusions supplied with the premises stated in
(2) However, the tenant may also change a lock at the premises if
this agreement for item 5.2.
the tenant –
premises include any common area available for use by the
(a) believes the change is necessary to protect the tenant
tenant with the premises.
or another occupant of the premises from domestic
26 Tenant’s obligations generally – s188(2), (3) and (5) violence; and
(b) engages a locksmith or other qualified tradesperson to
(1) The tenant must keep the premises clean, having regard to their change the lock.
condition at the start of the tenancy.
(3) The lessor or tenant must not act unreasonably in failing to
(2) The tenant must not maliciously damage, or allow someone else agree to the change of a lock.
to maliciously damage, the premises.
(4) If the lessor or tenant changes a lock, the lessor or tenant must
(3) The tenant’s obligations under this clause do not apply to the give the other party to this agreement a key for the changed
extent the obligations would have the effect of requiring the lock, unless –
tenant to repair, or compensate the lessor for, damage to the
(a) the other party agrees to not being given the key; or
premises or inclusions caused by an act of domestic violence
experienced by the tenant. (b) a tribunal orders that the key not be given to the other party.
(5) If the tenant changes a lock under subclause (2) and gives the
Subdivision 3 The dwelling lessor a key for the changed lock, the lessor must not give the
key to any other person without the tenant’s agreement or a
27 Fixtures or structural changes – ss 206A–209B reasonable excuse.
(1) The tenant may attach a fixture, or make a structural change, to (6) The right of the lessor or tenant to change a lock under this
the premises only if the lessor agrees to the fixture’s attachment clause is subject to any of the following laws that apply to
or the structural change. the premises –
Note – Fixtures are generally items permanently attached to land or (a) the Body Corporate and Community Management Act 1997;
to a building that are intended to become part of the land or building. (b) the Building Units and Group Titles Act 1980;
An attachment may include, for example, something glued, nailed or
screwed to a wall.
(c) a body corporate by-law.

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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

Subdivision 4 Damage and repairs (2) The maximum amount that may be incurred for emergency
repairs arranged to be made by the tenant is an amount equal
30 Meaning of emergency and routine repairs to the amount payable under this agreement for 4 weeks rent.
– ss 214 and 215 Note – For how the tenant may require reimbursement for the repairs,
see sections 219(2) and (3) and 220 and the information statement.
(1) Emergency repairs are works needed to repair any of the
following – Subdivision 5 Pets
(a) a burst water service or serious water service leak; 33A Keeping pets and other animals at premises –
(b) a blocked or broken lavatory system;
ss 184B and 184G
(c) a serious roof leak;
(d) a gas leak; (1) The tenant may keep a pet or other animal at the premises only
(e) a dangerous electrical fault; with the approval of the lessor.
(f) flooding or serious flood damage; (2) However, the tenant may keep a working dog at the premises
(g) serious storm, fire or impact damage; without the lessor’s approval.
(h) a failure or breakdown of the gas, electricity or water supply (3) The tenant has the approval of the lessor to keep a pet at the
to the premises; premises if keeping the pet at the premises is consistent with
(i) a failure or breakdown of an essential service or appliance item 17.
on the premises for hot water, cooking or heating; Notes –
(j) a fault or damage that makes the premises unsafe or insecure; 1 If item 17 states 2 cats, the tenant is approved by the lessor to keep
up to 2 cats at the premises.
(k) a fault or damage likely to injure a person, damage property
2 For additional approvals to keep a pet or other animal at the
or unduly inconvenience a resident of the premises; premises see clause 33C.
(l) a serious fault in a staircase, lift or other common area of the (4) An authorisation to keep the pet or working dog at the premises
premises that unduly inconveniences a resident in gaining continues for the life of the pet or working dog and is not
access to, or using, the premises. affected by any of the following matters –
(2) Also, emergency repairs are works needed for the premises (a) the ending of this agreement, if the tenant continues
or inclusions to comply with the prescribed minimum occupying the premises under a new agreement;
housing standards.
(b) a change in the lessor or lessor’s agent;
(3) Routine repairs are repairs other than emergency repairs.
(c) for a working dog – the retirement of the dog from the
31 Nominated repairer for emergency repairs – s 216 service the dog provided as a working dog.
(5) An authorisation to keep a pet, working dog or other animal at
(1) The lessor’s nominated repairer for emergency repairs of a the premises may be restricted by a body corporate by-law or
particular type must be stated either – other law about keeping animals at the premises.
(a) in this agreement for item 18; or Examples –
(b) in a written notice given by the lessor to the tenant. 1 The premises may be subject to a local law that limits the number
(2) Item 18 or the written notice must state – or types of animals that may be kept at the premises.
2 The premises may be subject to a body corporate by-law that
(a) the name and telephone number of the nominated
requires the tenant to obtain approval from the body corporate
repairer; and before keeping a pet at the premises.
(b) whether or not the nominated repairer is the tenant’s first point
of contact for notifying of the need for emergency repairs.
33B Tenant responsible for pets and other animals
(3) The lessor must give written notice to the tenant of any change – s 184C
of the lessor’s nominated repairer or the telephone number of (1) 
The tenant is responsible for all nuisance caused by a pet or
the nominated repairer. other animal kept at the premises, including, for example, noise
(4) This clause does not apply if – caused by the pet or other animal.
(a) the lessor has given the tenant a telephone number of the (2) 
The tenant is responsible for repairing any damage to the
lessor; and premises or inclusions caused by the pet or other animal.
(b) under this agreement the lessor is to arrange for emergency (3) 
Damage to the premises or inclusions caused by the pet or
repairs to be made to the premises or inclusions. other animal is not fair wear and tear.
32 Notice of damage – s 217 33C Request for approval to keep pet – ss 184D
(1) If the tenant knows the premises have been damaged, the and 184E
tenant must give notice as soon as practicable of the damage. (1) 
The tenant may, using the approved form, request the lessor’s
(2) If the premises need routine repairs, the notice must be given approval to keep a stated pet at the premises.
to the lessor. (2) 
The lessor must respond to the tenant’s request within 14 days
(3) If the premises need emergency repairs, the notice must be after receiving the request.
given to – (3) 
The lessor’s response to the request must be in writing
(a) the nominated repairer for the repairs; or and state –
(b) if there is no nominated repairer for the repairs or the repairer (a) whether the lessor approves or refuses the tenant’s
can not be contacted – the lessor. request; and
(4) This clause does not apply to the tenant for damage caused by (b) if the lessor approves the tenant’s request subject to
an act of domestic violence experienced by the tenant. conditions – the conditions of the approval; and
33 Emergency repairs arranged by tenant – ss 218 Note – See clause 33D for limitations on conditions of approval
to keep a pet at the premises.
and 219
(c) if the lessor refuses the tenant’s request –
(1) The tenant may arrange for a suitably qualified person to make (i)  the grounds for the refusal; and
emergency repairs or apply to the tribunal under section 221 (ii) the reasons the lessor believes the grounds for the
for orders about the repairs if – refusal apply to the request.
(a) the tenant has been unable to notify the lessor or nominated (4) 
The lessor may refuse the request for approval to keep a pet at
repairer of the need for emergency repairs of the premises; or the premises only on 1 or more of the following grounds –
(b) the repairs are not made within a reasonable time after (a) keeping the pet would exceed a reasonable number of
notice is given. animals being kept at the premises;
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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

(b) the premises are unsuitable for keeping the pet because of (2) The lessor must act reasonably in failing to agree to the transfer
a lack of appropriate fencing, open space or another thing or subletting.
necessary to humanely accommodate the pet; (3) The lessor is taken to act unreasonably in failing to agree to
(c) keeping the pet is likely to cause damage to the premises the transfer or subletting if the lessor acts in a capricious or
or inclusions that could not practicably be repaired for a retaliatory way.
cost that is less than the amount of the rental bond for (4) The lessor or the lessor’s agent must not require the tenant
the premises; to pay, or accept from the tenant, an amount for the lessor’s
(d) keeping the pet would pose an unacceptable risk to the agreement to a transfer or subletting by the tenant, other than
health and safety of a person, including, for example, an amount for the reasonable expenses incurred by the lessor
because the pet is venomous; in agreeing to the transfer or subletting.
(e) keeping the pet would contravene a law;
(f) keeping the pet would contravene a body corporate by-law
35 State assisted lessors or employees of lessor –
applying to the premises; s 237
(g) if the lessor proposed reasonable conditions for approval (1) This clause applies if –
and the conditions comply with clause 33D – the tenant has (a) the lessor is the State; or
not agreed to the conditions; (b) the lessor is an entity receiving assistance from the State
(h) the animal stated in the request is not a pet as defined in to supply rented accommodation; or
section 184A; (c) the tenant’s right to occupy the premises comes from the
(i) another ground prescribed by a regulation under section tenant’s terms of employment.
184E(1)( j). (2) The tenant may transfer the whole or part of the tenant’s interest
(5) 
The lessor is taken to approve the keeping of the pet at the under this agreement, or sublet the premises, only if the lessor
premises if – agrees in writing to the transfer or subletting.
(a) the lessor does not comply with subclause (2); or
(b) the lessor’s response does not comply with subclause (3). Division 8 When agreement ends
33D Conditions for approval to keep pet at 36 Ending of agreement – s 277
premises – s 184F (1) 
This agreement ends only if –
(1) 
The lessor’s approval to keep a pet at the premises may be (a) the lessor and tenant agree, in a separate written document,
subject to conditions if the conditions – to end this agreement; or
(a) relate only to keeping the pet at the premises; and (b) the lessor gives a notice to leave premises to the tenant
(b) are reasonable having regard to the type of pet and the under section 326 and the tenant hands over vacant
nature of the premises; and possession of the premises to the lessor on or after the
(c) are stated in the written approval given to the tenant in a way handover day; or
that is consistent with clause 33C(3). (c) the tenant gives a notice of intention to leave premises to
(2) 
Without limiting subclause (1)(b), the following conditions of the the lessor under section 327 and hands over vacant
lessor’s approval are taken to be reasonable – possession of the premises to the lessor on or after the
(a) if the pet is not a type of pet ordinarily kept inside – handover day; or
a condition requiring the pet to be kept outside at (d) the tenant vacates, or is removed from, the premises after
the premises; receiving a notice from a mortgagee or appointed person
(b) if the pet is capable of carrying parasites that could infest under section 317; or
the premises – a condition requiring the premises to be  (e) the tenant abandons the premises and the period for which
professionally fumigated at the end of the tenancy; the tenant paid rent has ended; or
(c) if the pet is allowed inside the premises – a condition (f) the tribunal makes an order terminating this agreement.
requiring carpets in the premises to be professionally (2) 
Also, this agreement ends for a sole tenant if –
cleaned at the end of the tenancy. (a) the tenant gives the lessor a notice ending tenancy interest
(3) 
A condition of the lessor’s approval to keep a pet at the and hands over vacant possession of the premises; or
premises is void if the condition – Note – See chapter 5, part 1, division 3, subdivision 2A of the
(a) would have the effect of the lessor contravening section Act for the obligations of the lessor and tenant relating to a notice
ending tenancy interest.
171 or 172; or
(b) would, as a term of this agreement, be void under (b) the tenant dies.
section 173; or Note – See section 324A for when this agreement ends if a sole
tenant dies.
(c) would increase the rent or rental bond payable by the
tenant; or 37 Condition premises must be left in – s 188(4)
(d) would require any form of security from the tenant. and (5)
(4) 
For subclause (2), the premises are professionally fumigated,
and carpets are professionally cleaned, if the fumigation (1) At the end of the tenancy, the tenant must leave the premises,
and cleaning are done to a standard ordinarily achieved by as far as possible, in the same condition they were in at the
businesses selling those services. start of the tenancy, fair wear and tear excepted.
Examples of what may be fair wear and tear –
Division 7 Restrictions on transfer or • wear that happens during normal use
• changes that happen with ageing
subletting by tenant
(2) The tenant’s obligation mentioned in subclause (1) does not
34 General – ss 238 and 240 apply to the extent the obligation would have the effect of
requiring the tenant to repair, or compensate the lessor for,
(1) Subject to clause 35, the tenant may transfer all or a part of the damage to the premises or inclusions caused by an act of
tenant’s interest under this agreement, or sublet the premises, domestic violence experienced by the tenant.
only if the lessor agrees in writing or if the transfer or subletting
is made under a tribunal order.

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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

38 Keys 43 Lessor’s agent

At the end of the tenancy, the tenant must return to the lessor all (1) The name and address for service of the lessor’s agent is stated
keys for the premises. in this agreement for item 3.
(2 Unless a special term provides otherwise, the agent may –
39 Tenant’s forwarding address – s 205(2) and (3) (a) stand in the lessor’s place in any application to a tribunal
(1) When handing over possession of the premises, the tenant by the lessor or the tenant; or
must, if the lessor or the lessor’s agent asks the tenant in writing (b) do any thing else the lessor may do, or is required to do,
to state the tenant’s new residential address, tell the lessor or under this agreement.
the agent the tenant’s new residential address.
(2) However, subclause (1) does not apply if – 44 Notices
(a) the tenant has a reasonable excuse for not telling the lessor or (1) A notice under this agreement must be written and, if there is
agent the new address; or an approved form for the notice, in the approved form.
(b) after experiencing domestic violence, the tenant ended this Note – Download approved forms via the RTA website rta.qld.gov.au.
agreement, or the tenant’s interest in this agreement, under (2) A notice from the tenant to the lessor may be given to the
chapter 5, part 1, division 3, subdivision 2A of the Act. lessor’s agent.
(3) A notice may be given to a party to this agreement or the
40 Exit condition report – s 66 lessor’s agent –
(1) As soon as practicable after this agreement ends, the tenant (a) by giving it to the party or agent personally; or
must prepare, in the approved form, and sign a condition report (b) if an address for service for the party or agent is stated in this
for the premises and give 1 copy of the report to the lessor or agreement for item 1, 2 or 3 – by leaving it at the address,
the lessor’s agent. sending it by prepaid post as a letter to the address; or
Example of what might be as soon as practicable – when the tenant (c) if a facsimile number for the party or agent is stated in this
returns the keys to the premises to the lessor or the lessor’s agent agreement for item 1, 2 or 3 and item 4 indicates that a
Note – For the approved form for the condition report, see the notice may be given by facsimile – by sending it by facsimile
information statement. The report may be very important in deciding to the facsimile number in accordance with the Electronic
who is entitled to a refund of the rental bond if there is a dispute about Transactions (Queensland) Act 2001; or
the condition of the premises. (d) if an email address for the party or agent is stated in this
(2) The lessor or the lessor’s agent must, within 3 business days agreement for item 1, 2 or 3 and item 4 indicates that a
after receiving the copy of the report – notice may be given by email – by sending it electronically
(a) sign the copy; and to the email address in accordance with the Electronic
(b) if the lessor or agent does not agree with the report – show Transactions (Queensland) Act 2001.
the parts of the report the lessor or agent disagrees with (4) A party or the lessor’s agent may withdraw his or her consent to
by marking the copy in an appropriate way; and notices being given to them by facsimile or email only by giving
(c) if the tenant has given a forwarding address to the lessor notice to each other party that notices are no longer to be given
or agent – make a copy of the report and return it to the to the party or agent by facsimile or email.
tenant at the address. (5) If no address for service is stated in this agreement for item 2
(3) The lessor or agent must keep a copy of the condition report for the tenant, the tenant’s address for service is taken to be the
signed by both parties for at least 1 year after this agreement ends. address of the premises.
(6) A party or the lessor’s agent may change his or her address
41 Goods or documents left behind on premises – for service, facsimile number or email address only by giving
ss 363 and 364 notice to each other party of a new address for service, facsimile
(1) The tenant must take all of the tenant’s belongings from the number or email address.
premises at the end of the tenancy. (7) On the giving of a notice of a new address for service, facsimile
(2) The lessor may not treat belongings left behind as the lessor’s own number or email address for a party or the lessor’s agent, the
property, but must deal with them under sections 363 and 364. address for service, facsimile number or email address stated
in the notice is taken to be the party’s or agent’s address
Note – For details of the lessor’s obligations under sections 363 and
364, see the information statement. They may include an obligation to for service, facsimile number or email address stated in this
store goods and may allow the lessor to sell goods and pay the net sale agreement for item 1, 2 or 3.
proceeds (after storage and selling costs) to the public trustee. (8) Unless the contrary is proved –
(a) a notice left at an address for service is taken to have been
Division 9 Miscellaneous received by the party to whom the address relates when the
notice was left at the address; and
42 Supply of goods and services – s 171 (b) a notice sent by post is taken to have been received by the
(1) The lessor or the lessor’s agent must not require the tenant to person to whom it was addressed when it would have been
buy goods or services from the lessor or a person nominated delivered in the ordinary course of post; and
by the lessor or agent. (c) a notice sent by facsimile is taken to have been received at
(2) Subclause (1) does not apply to – the place where the facsimile was sent when the sender’s
(a) a requirement about a service charge; or facsimile machine produces a transmission report indicating
Note – See section 164 for what is a service charge. all pages of the notice have been successfully sent; and
(d) a notice sent by email is taken to have been received by the
(b) a condition of an approval to keep a pet if the condition –
recipient when the email enters the recipient’s email server.
(i)  requires the carpets to be cleaned, or the premises to be
fumigated, at the end of the tenancy; and
(ii) complies with clause 33D; and
(iii) does not require the tenant to buy cleaning or fumigation
services from a particular person or business.

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General tenancy agreement (Form 18a)
Residential Tenancies and Rooming Accommodation Act 2008

Part 3 Special terms Insert any special terms here and/or attach a separate list if required. See clause 2(3) to 2(5)

The tenant/s must receive a copy of the information statement (Form 17a) and a copy of any applicable by-laws if copies have not
previously been given to the tenant/s. Do not send to the RTA—give this form to the tenant/s, keep a copy for your records.

Other languages: You can access a free interpreter service by calling the RTA on 1300 366 311
(Monday to Friday, 8:30am to 5:00pm).

Signature of lessor/agent Signature of tenant 1

Name/trading name Print name

Signature Signature

Date Date

Signature of tenant 2 Signature of tenant 3

Print name Print name

Signature Signature

Date Date

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