Notice to leave (Form R12)

Important: New reasons and timeframes for ending a tenancy during the COVID-19 emergency period may apply. This page has been updated to reflect these changes.

The property manager/owner gives a Notice to leave to a tenant when they want them to vacate the property by a certain date.


The tenant can be asked to leave:

  • during a periodic agreement (minimum notice applies)
  • at the end of a fixed term agreement (minimum notice applies)
  • if the property manager/owner has issued the tenant with a Notice to remedy breach (Form R11) and the tenant has not fixed the problem by the date on the notice
  • at least 4 days after the notice (for non-payment of rent) or at least 2 days’ notice for any other breach, or

If the tenant has lived at the property for less than 28 days, they may be asked to leave immediately for non-payment of rent.

If the tenant has caused a serious breach, the property manager/owner can ask the tenant, in writing, to leave immediately.

If the rental property has been destroyed, or made completely or partly unfit to live in, the tenant can end the agreement immediately—within 1 month of the event.

Other time periods may apply (e.g. if the property can no longer be used as a residence).

Note: New reasons/grounds and minimum notice periods for ending a tenancy during COVID-19 emergency period (until 31 December 2020) may be applicable. From 29 March to 30 September 2020, a moratorium on evictions is in effect for residential tenancies in excessive hardship due to the impacts of COVID-19. Read the Residential Tenancies Practice Guide.

If the tenant does not agree with the notice, they should try and resolve it with the property manager/owner. If agreement cannot be reached, the RTA’s free dispute resolution service may be able to help.

When serving notices by post, the sender must allow time for the mail to arrive when working out when a notice period ends.

Grounds (reasons) Minimum timeframe
Failure to remedy general breach 2 days
Failure to remedy rent breach – less than 28 days
(Note: cannot be used for COVID-19 impacted leases)
Failure to remedy rent breach – 28 days or more
(Note: cannot be used for COVID-19 impacted leases)
4 days
Serious breach Immediately
Property destroyed Immediately
Property acquired compulsorily under a law 2 months
Employment ends or entitlement to occupy under employment ends 1 month
Mortgagee in possession 30 days
Death of a sole resident 7 days (parties can agree on an earlier date)
Abandonment 7 days or by QCAT order 
Without ground Minimum timeframe
Periodic agreement
(Note: cannot be used for COVID-19 impacted leases)
30 days
Fixed term agreement
(Note: cannot be used for COVID-19 impacted leases)

A tenant must be given at least 14 days notice, unless they have breached the agreement. The tenancy only ends on the end date of the agreement or the end date of the notice period (whichever is later). The tenant and property manager/owner can agree to end a fixed term agreement early (must be in writing).
14 days
Form R12 – Notice to leave – rooming accommodation
Download (PDF 74KB)
Current version: v8 May20
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