Rooming accommodation agreement (Form R18)
v14 1May25
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.
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 in 2024. Further changes commenced on 1 May 2025. Learn more.
Updated RTA tenancy agreement forms (Forms 18a, 18b and R18) will be available to download from 1 September 2025 to align with the Queensland Government’s changes to the Residential Tenancies and Rooming Accommodation Regulation 2025. Learn more.
What is rooming accommodation?
Rooming accommodation is a type of accommodation that’s available for rent where each resident:
- has a right to occupy one or more rooms
- does not have the right to occupy the entire premises
- does not occupy a self-contained unit
- shares common rooms and facilities with other residents.
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 property where the provider/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 and Public Works 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.
Rooming accommodation agreements
Rooming accommodation agreements are a written contracts that outline the rights and responsibilities of a resident and property provider/agent. Special terms can be added if the property provider/agent and resident agree.
The agreement must 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 the resident is 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 resident. House rules form part of the terms of the agreement.
What is included in a Rooming accommodation agreement?
A Rooming accommodation agreement must include:
- which room(s) can be occupied and what common areas can be used
- start and end dates of the agreement (or state if the agreement 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 provider/agent can and cannot do
- any special terms
- if a bond is to be charged.
Rules apply for charging rental bonds and the frequency of rent increases.
Rental bond
The provider/agent may take a rental bond. If a bond is paid, it must be lodged with the RTA within 10 days using the Online Bond Lodgement service or a paper form.
There are limits to the maximum amount of bond that can be taken.
A Condition report (Form R1) must be completed if a bond is taken.You may want to complete a Condition report regardless of whether a bond is taken. This report records the condition of the resident's room at the start of the agreement.
Visit our rental bonds page for more information.
Recommended resources
These resources below provide important information about 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.
Rights and responsibilities of residents and providers fact sheet
The Residential Tenancies and Rooming Accommodation Act 2008 lists the rights and responsibilities of people living in, and operating, rooming accommodation such as boarding houses, hostels, and off-campus student accommodation.
Rooming accommodation – Resident checklist for supported accommodation and boarding house residents
This is an easy-read introduction to things to know about renting in rooming accommodation. The checklist tells you the most important things to do:
- before you start a tenancy
- when you start a tenancy
- during a tenancy
- at the end of a tenancy.
Rooming accommodation - Resident checklist for starting a tenancy
This checklist will help you make sure you:
- understand a rooming accommodation agreement before you sign it
- have all the paperwork and access you need when starting a rooming accommodation tenancy
Rooming accommodation – Resident checklist for during and ending a tenancy
This resource has reminders and tips about key rights and responsibilities during your tenancy. There is also a checklist showing what to do at the end of your tenancy.
Rooming accommodation – Provider/manager checklist
This resource for Rooming accommodation providers/managers provides a checklist for things you are required to do at the beginning and end of a tenancy. There are also reminders of key things to be aware of during a tenancy.