Rooming accommodation agreement (Form R18)

Rooming accommodation agreement (Form R18)
v12 May24

A Rooming accommodation agreement (Form R18) is the agreement between the resident and the provider/agent which sets out the terms that apply to the resident's stay in the accommodation.

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A Rooming accommodation agreement (Form R18) is the agreement between the resident and the provider/agent which sets out the terms that apply to the resident's stay in the accommodation.

Changes to Queensland rental laws came into effect from 6 June 2024. Learn more about the changes and what they mean for you. 

Minimum housing standards came into effect for new tenancies (including renewed tenancy agreements) from 1 September 2023. They will come into effect for all remaining tenancies on 1 September 2024. Learn more.

Rooming accommodation includes:

  • boarding houses
  • supported accommodation services where a person pays for a room and support services (e.g. meals and/or personal care)
  • student accommodation (not including on-campus accommodation) and
  • a place/house where the lessor/agent lives on the property and rents out 4 or more rooms.

Some rooming accommodation facilities (e.g. boarding houses and supported accommodation) are considered residential services and are also covered by the Residential Services Accreditation Act 2002. These services need to register with the Department of Housing, Local Government, Planning and Public Works​​ in order to operate in Queensland. The three levels of registration and accreditation are:

  • Level 1 - provide accommodation only
  • Level 2 - provide accommodation and a food service
  • Level 3 - provide accommodation, a food service and personal care

For more information on what rooming accommodation is covered by the Residential Tenancies and Rooming Accommodation Act 2008 refer to the Rooming accommodation coverage fact sheet.

For more information on the definition of a residential service and the registration and accreditation of residential services contact Business Queensland.

The agreement

The agreement is a legally binding written contract that outlines the rights and responsibilities of a resident and property manager/owner. Special terms can be added if the property manager/owner and resident agree.

The agreement should be written in a clear way and the manager/provider must pay for the cost of preparing it.

The resident must be given a copy of the Rooming accommodation agreement on, or before, the day they move into the room. If they are not given an agreement to sign, they still have protection under the law.

A copy of the house rules must also be given to the tenant as these form part of the terms of the agreement.

The agreement must include:

  • the room that can be occupied and what common areas can be used
  • start and end dates of the agreement (or state if it is periodic)
  • house rules
  • the rent and any other costs (e.g. food, personal care, or other services)
  • how rent should be paid (e.g. direct deposit)
  • the date of the last rent increase
  • standard terms – what the resident and manager/provider can and cannot do
  • any special terms
  • if a bond is to be charged.

It is an offence under the Act to increase the rent in less than 12 months. The 12-month period applies even if the last rent increase was related to a different tenancy agreement with another tenant or by a previous manager or owner of the property.

As required by the Act, the property manager/owner must include the date of the last rent increase for the premises in the tenancy agreement (Form 18a/Form 18b/Form R18).

Rent increase requirements do not apply to exempt property managers/owners or exempt providers. The Act provides definitions for an exempt property manager/owner and an exempt provider.

The requirement to provide evidence of a rent increase does not apply if the premises is purchased within 12 months of commencement, and the property manager/owner does not have information about the date of the last rent increase.

Rental bond

A bond does not have to be taken but if it is it must be lodged with the RTA within 10 days using the Online Bond Lodgement facility or a paper form. 

If the rent is $500 or less per week, the maximum bond that can be charged is 4 times the weekly rent. 

If the rent is more than $500 per week, there is no bond limit. In this situation, the RTA recommends the manager/provider should first discuss the bond amount with the resident.

Condition report (Form R1) must be completed if a bond is taken. However it is recommended that a Condition report is completed regardless of whether a bond is taken. This report records the condition of the resident's room at the start of the agreement.

Recommended resources

The fact sheets and checklists below provide a summary of key things to remember in rooming accommodation.

Rooming accommodation agreements fact sheet

A Rooming accommodation agreement (Form R18) is the agreement between a resident and a provider which sets out the terms that apply to a resident’s stay in rooming accommodation such as boarding houses, supported accommodation services, off-campus student accommodation and other rooming style accommodation.

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The Rooming accommodation agreement (Form R18) reflects the requirements of the Residential Tenancies and Rooming Accommodation Act 2008 (RTRA Act). Any inconsistency within the standard terms stated in the Residential Tenancies and Rooming Accommodation Regulation 2009 is to ensure compliance with the RTRA Act.