Queensland Lease Agreements: Form 18a Requirements

Unlike landlords in the United States who frequently draft bespoke leases from scratch, Queensland landlords are bound to a highly standardized framework. The Residential Tenancies and Rooming Accommodation Act 2008 (RTRA Act) dictates not just what must be in a lease, but the exact physical form that must be used.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Always consult the Residential Tenancies Authority (RTA) or a legal professional for advice specific to your situation. Information last verified: March 2026.

The Mandatory Form 18a

To legally rent a general residential dwelling (a house, apartment, or townhouse) in Queensland, a landlord must use the official General Tenancy Agreement (Form 18a) provided by the Residential Tenancies Authority (RTA).

You cannot simply write your own tenancy agreement in a Word document. Using an unapproved tenancy agreement is an offense under Queensland law.

Standard Terms

The Form 18a consists of over 40 standard legislative terms that cover the foundational rights and responsibilities of both parties regarding:

• Rent payment methods and schedules.
• Bond lodgement and return.
• General maintenance and the physical condition of the premises.
• Right of entry and notice periods.
• The process for terminating the lease.

Neither the landlord nor the tenant can alter, strike out, or negotiate away the standard terms. Any attempt to contract out of the RTRA Act via a "gentleman's agreement" or written addendum is entirely void and unenforceable in the Queensland Civil and Administrative Tribunal (QCAT).

Adding "Special Terms"

While you cannot alter the standard terms, Queensland landlords are permitted to append Special Terms to the Form 18a, provided these terms do not conflict with the RTRA Act.

Common, legally permissible Special Terms include:

• Pet Clauses: Permitting specific pets but stipulating the tenant must professionally clean the carpets or treat the property for fleas upon vacating. (Note: You still cannot charge a "pet bond.")
• Pool Maintenance: Dictating whether the landlord or the tenant is responsible for providing pool chemicals and performing regular scooping/cleaning.
• Yard Maintenance: Specifying that the tenant is responsible for mowing the lawns, weeding gardens, and trimming hedges up to a certain height.
• Water Consumption Clauses: If the property meets specific water efficiency criteria and is individually metered, a special term can require the tenant to pay for their full state water consumption.
• Smoking Restrictions: Explicitly prohibiting smoking combustible forms of tobacco or vaping inside the dwelling unit, or on the apartment balcony.

Prohibited Special Terms

A special term is invalid if it violates the RTRA Act. You cannot include a special term that:

• Requires the tenant to use a specific, nominated cleaning company at the end of their lease. (The tenant only has to return the property to the same level of cleanliness as when they moved in; they can do this themselves).
• Forces the tenant to pay for general wear and tear maintenance (like replacing an aged water heater).
• Permits the landlord to charge late fees or penalty interest for overdue rent.
• Requires the tenant to waive their right to a 24-hour entry notice for routine inspections.

Fixed vs. Periodic Agreements

The Form 18a supports two distinct types of tenancies:

1. Fixed-term agreement: The tenant agrees to rent the property for a specified period (e.g., 6 months, 12 months). The landlord cannot end the lease early unless the tenant breaches the agreement. Furthermore, rent cannot be increased during this term unless specifically written into the special terms.
2. Periodic agreement: Often called a "month-to-month" lease. It has a start date but no end date. Important Note: Due to recent QLD legislative reforms, landlords can no longer end a periodic agreement "without grounds." You must have a prescribed legal reason (e.g., significant renovations, selling the property) to issue a Notice to Leave on a periodic lease.

Streamlining Lease Generation

Relying on physical Form 18a printouts or filling out static PDFs often leads to human error—like forgetting to append the separate Water Consumption Special Term. Landager digitally generates legally binding, RTA-compliant General Tenancy Agreements. It seamlessly injects your custom (but compliant) special terms into the digital signature packet alongside the mandatory Pocket Guides, ensuring 100% compliance before the tenant even receives the keys.

Back to Queensland Landlord-Tenant Laws Overview.