This information only applies to general tenancies and moveable dwellings. There are different rules for entry in rooming accommodation.
When a tenant rents a property, it’s their home. The property manager/owner can only enter the property for a valid reason and if the correct notice has been given using the Entry notice (Form 9). The property manager/owner can enter the property with another person if it’s required for the purpose of the entry (e.g. entering with a tradesperson to complete repairs).
While there are valid reasons to enter a property, it’s important to respect the tenant’s privacy and their right to quiet enjoyment.
Entry reasons and notice periods
| Reason for entry | Notice periods | Details |
|---|---|---|
| Tenant agrees to entry (mutual agreement) | At the agreed time | The tenant can agree verbally or in writing. |
| Inspection | 7 days | General inspections are limited to once every 3 months. |
| Routine repairs and maintenance | 48 hours | Entry can occur without notice if the property is located in a remote area and there is a shortage of tradespeople. |
| Follow-up inspection to check if repairs have been done | 48 hours | Entry must occur within 14 days of the maintenance or repairs being completed. |
| Follow-up inspection to check a significant breach has been fixed | 48 hours | Entry must occur within 14 days of the expiry date on the Notice to remedy breach. |
| Install, maintain or replace a smoke alarm | 48 hours | |
| Show the property to a prospective buyer | 48 hours | A reasonable amount of time must have passed since the last entry for this reason. There are different rules for open houses.
A property can only be shown to prospective buyers following a Notice of lessor’s intention to sell premises. |
| Show the property to a prospective tenant | 48 hours | A reasonable amount of time must have passed since the last entry for this reason. There are different rules for open houses.
A property can only be shown to prospective tenants following a Notice to leave or Notice of intention to leave. |
| To allow a valuation of the property | 48 hours | |
| If the property manager/owner suspects the property has been abandoned | 48 hours | |
| Inspection (short moveable dwelling tenancies) | 48 hours | This notice period only applies to short tenancies for moveable dwellings. |
| Agreed site maintenance in moveable dwelling park | At the agreed time | An Entry notice is not required for agreed site maintenance in a moveable dwelling park, if the maintenance is completed at the agreed time. |
Time of entry
Entry must be between 8am and 6pm Monday to Saturday, excluding public holidays. Entry is only permitted outside these hours if the tenant agrees.
The property manager/owner must specify a two-hour period for entering the property. They must enter the property during the two-hour period, but can stay in the property past the end of the period to complete the job. This does not apply to entry by other people such as tradespeople or valuers, alone or with the property manager/owner.
Tenants do not need to be present for an entry unless it is a condition of the agreed entry. However, if the tenant wants to be present, parties should communicate to work out a suitable entry time.
When an entry notice is not required
An Entry notice is not required:
- if the tenant agrees to the entry (verbally or in writing)
- in an emergency
- if the property manager/owner believes entry is necessary to protect the property from damage about to happen
- to carry out agreed site maintenance in a moveable dwelling park.
Entry following a Notice to leave or Notice of intention to leave
If the property manager/owner gives the tenant a Notice to leave (Form 12), or if the tenant gives the property manager/owner a Notice of intention to leave (Form 13), the property owner/manager cannot enter the property more than 2 times within a 7 day period. This limit applies even if a Notice to leave is given to the tenant at the beginning of the agreement.
This limit does not prevent the property manager/owner from entering the property:
- if the tenant agrees to the entry
- in an emergency
- to comply with smoke alarm requirements
- to comply with safety switch requirements
- if the property manager/owner reasonably believes that entry is necessary to protect the property or its contents from imminent or further damage.
Disputes about entry
It’s important that tenants and property managers/owners work together. We recommend communicating openly about the reason for the entry, working out a time that suits everyone, and documenting any decisions in writing.
If you are unable to agree, you can apply for free RTA dispute resolution. If you are still unable to agree, the person who lodged the initial dispute resolution request can choose to apply to the Queensland Civil and Administrative Tribunal (QCAT) for a decision.
Alternatively, parties can make an urgent application to QCAT for disputes about entry to the property.
If you believe the rules of entry have not been followed, you can request an investigation.