Changes to Queensland rental laws came into effect in 2024. Further changes commenced on 1 May 2025. Learn more.
When a tenant is renting a property or room, it is their home. The property manager/owner may need to enter for an inspection, repair or a viewing, but it is important that the tenant’s privacy is respected.
Entry notice
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).
Entry notice periods
| PURPOSE | NOTICE | DETAILS |
|---|---|---|
| Inspect the property | 7 days | Once every 3 months |
| 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 (Form 11) or R11 for rooming accommodation. |
| Repairs or maintenance (e.g. safety switch) | 48 hours | Entry can occur without notice if the property is located in a remote area and there is a shortage of tradespeople. |
| To install, maintain or replace a smoke alarm | 48 hours | |
| Follow-up inspection to check on repairs undertaken | 48 hours | Entry must occur within 14 days of the maintenance or repairs being completed. |
| Show property to a prospective purchaser | 48 hours | A reasonable amount of time must have passed since the last entry for this reason. There are different rules for open houses. The property manager/owner must give the tenant a Notice of lessor's intention to sell (Form 10) which must include details of how they plan to market the property. |
| Show 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. The tenant must have also given a Notice of Intention to Leave (Form 13) or a Resident leaving Form R13 for rooming accommodation, or received a Notice to leave (Form 12) or Notice to leave (Form R12) for rooming accommodation. |
| To allow a valuation of the property | 48 hours | |
| If the property manager/owner reasonably believes the property has been abandoned | 48 hours | An Abandonment termination notice (Form 15) should be used to end a tenancy in this situation. |
| Tenant agrees to entry | At the agreed time |
Entry times
Entry must be between 8am and 6pm Monday to Saturday.
Entry is only permitted outside these hours, eg. on a Sunday or public holiday if the tenant agrees.
General inspections
The property manager/owner must specify a time, or 2-hour window, for a general inspection and must enter the property within that time.
This timeframe does not apply to other people (e.g. tradesperson or a property valuer).
Entry following a Notice to Leave (Form 12) or Notice of Intention to Leave (Form 13)
If a property manager/owner serves a notice to leave, or if a tenant issues a notice of intention to leave, a property owner/manager cannot enter the property more than 2 times within a 7 day period.
The Act does not provide a list of reasons for a property manager/owner to enter twice during a 7 day period following the serving of a Notice to leave (Form 12) or Notice of intention to leave (Form 13).
However, during the 7 day period, a property manager/owner is not prevented from entering the premises if entry is for one of the following reasons:
- by mutual agreement with a tenant
- to comply with the Fire Services Act 1990 in relation to smoke alarms
- to comply with the Electrical Safety Act 2022 in relation to approved safety switches
- if a property manager/owner reasonably believes that entry is necessary to protect the premises or its contents from imminent or further damage.
It’s important to note that if a Notice to Leave (Form 12) is issued at the beginning of the tenancy, it does not change the entry frequency limit rules. The usual entry frequency limit of twice in 7-days still applies once the notice period starts, regardless of when the notice is given.
When an entry notice is not required
An entry notice is not required:
- in an emergency
- if the property manager/owner believes entry is necessary to protect the property from damage about to happen
- if the tenant verbally agrees with the entry,
- to carry out site maintenance in a caravan park (if specified in the tenancy agreement).
Disputes about entry
It is important that tenants, property owners and managers work together so we can make renting work for everyone and it’s important all parties:
- communicate openly
- understand each other’s circumstances
- develop an acceptable solution
- document any decisions made.
Tenants and property managers/owners should speak to one another and attempt to resolve the issue in the first instance. If an agreement can't be reached, the RTA's free, impartial dispute resolution service may be able to help.