The Residential Tenancies Authority (RTA) provides guidance to help you understand the rental application process.

Application form

Property managers/owners must use a standardised tenancy application form:

• Rental application (Form 22) for general tenancies and moveable dwelling agreements
• Rental application – Rooming accommodation (Form R22) for rooming accommodation.

Property managers/owners may use their own version of the application form if it complies with the Residential Tenancies and Rooming Accommodation Act 2008 (the Act) and regulation.

Property managers/owners must ensure their application form is compliant. Non-compliance is an offence with a maximum penalty of 20 penalty units.

If there is more than one person on an application, each person can complete a separate application form.

Submitting an application

Property managers/owners must provide at least 2 different ways for applicants to submit an applications. One of the ways must not be restrictive. The maximum penalty for non-compliance is 20 penalty units.

Restrictive ways to submit an application

Online third-party application platforms are not prohibited, but they may be considered restrictive.

A way of submitting an application is restrictive if:

• an applicant has to use an online platform to provide their personal information to someone who is not the property manager/owner and not a real estate agent, but who is collecting the information on behalf of the property manager/owner
• an applicant must pay money to submit their application, e.g. an application fee or the cost to conduct a background check. 

Non-restrictive ways to submit an application

Property managers/owners must provide at least one non-restrictive way to submit an application. It is not considered a restrictive way if applications are submitted directly to the property manager/owner either via email or online.

Keeping records

The RTA encourages property managers/owners to keep records detailing how their application process is compliant. These records can be useful in the event of a disagreement or investigation.

Requesting information during the application process

During the application process, the property manager/owner can only ask the applicant for the information that is on the standardised tenancy application form:

• Rental application form (Form 22) for general tenancies and moveable dwelling agreements
• Rental application - Rooming accommodation (Form R22) for rooming accommodation.

This is limited to:

• name and contact details
• details of any previous tenancy or rooming accommodation agreements
• current employment details
• income details
• referees
• the intended term of the tenancy
• any other information prescribed by regulation which includes:
  • the applicant’s date of birth
  • the number of people that intend to live at the property
  • the number of people that intend to live at the property who are under 18 years old
  • the number and type of vehicles (boats, caravans, heavy vehicles, trailers and other motor vehicles) that will be kept at the property
  • financial ability to pay rent
  • the number and type of pets they intend to keep at the property (if approved by the property manager/owner).

Property managers/owners cannot ask an applicant for:

• details of evidence of legal actions taken by the applicant, including disputes or matters considered by a tribunal
• any Notice to remedy breach (Form 11) or Notice to remedy breach (Form R11) that has been issued or received by the applicant
• the applicant's history regarding rental bonds, including any claims made
• statements detailing the applicant's credit or bank account transaction history.

It is an offence to request additional personal information from applicants. The maximum penalty for non-compliance is 20 penalty units.

Supporting documents during the application process

Property managers/owners can request up to 2 documents from each of the following categories to support an application:

• documents proving identity
• documents showing financial ability to pay rent
• documents assessing suitability for the property.

Storage and destruction of personal information

Property managers/owners must ensure that all personal information and records collected during the application process are securely stored and destroyed as required. Visit our personal information page for more information.

Applicant referees

There are no restrictions on who an applicant can nominate as a referee. While there are restrictions on what information the property manager/owner can request from the applicant, the Act does not define which questions may be asked of a referee. The RTA encourages property managers/owners to focus on the applicant's ability to meet their tenancy obligations when contacting a referee.

Disputes during the application process

The RTA is unable to conciliate disputes regarding the rental application process. However, the RTA can investigate any breaches of the Act that occur during the application process. If you believe an offence has occurred during the application process, please complete an investigation request form.

Discrimination in accommodation

If you believe you are being unlawfully discriminated against, contact the Queensland Human Rights Commission.

The Commission handles complaints of discrimination, including those based on race, gender, age, disability, relationship status, sexuality, and other protected attributes under the Queensland Anti-Discrimination Act 1991. The Commission can help with filing to file a complaint and assist in resolving issues related to unlawful discrimination.