What to do today
If you need to leave a Queensland fixed-term tenancy before the end date:
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Confirm you are breaking the lease. The Residential Tenancies Authority (RTA) says ending a fixed term early is breaking the lease. Compensation or reletting costs may be owed. Start with the RTA break lease and reletting costs pages, and the Residential Tenancies and Rooming Accommodation Act 2008 (Qld).
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Pick the path that fits. Common options are:
- Mutual written agreement with the lessor or agent (put handover day, bond, keys, and any compensation in writing)
- Give Notice of intention to leave (Form 13) and leave on the stated day (you will often still owe reletting costs)
- Transfer your interest with a Change of bond contributors (Form 6) if someone acceptable takes your place and the lessor agrees
- Apply to QCAT for excessive hardship (urgent). QCAT may end the agreement and can still order compensation
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Serve Form 13 if you are giving notice to leave. Use the live Notice of intention to leave (Form 13). Keep a copy and proof of how you served it. Keep paying rent up to the handover day you agreed or stated.
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Work out reletting costs with the RTA calculator, not a weeks-of-rent slogan. For agreements entered into on or after 30 September 2024 and under 3 years, the reletting cost is the lesser of:
- the sliding scale by how much of the fixed term has already expired (less than 25% expired = 4 weeks' rent; 25% to less than 50% = 3 weeks; 50% to less than 75% = 2 weeks; 75% or more = 1 week), or
- rent until a new tenant moves in
No additional reletting costs sit on top of that capped amount. For agreements of more than 3 years entered on or after 30 September 2024, the cap is the lesser of one month's rent for each remaining 12-month period (maximum 6 months' rent) or rent until relet. Agreements that started before 30 September 2024 may still use the older "reasonable costs" approach under former s357A if the term was compliant. The lessor must take reasonable steps to mitigate loss (s362). Run the numbers on the RTA reletting costs page calculator.
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If the figure looks wrong, dispute it. Write to the lessor or agent first. If talks fail, lodge a Dispute resolution request (Form 16) with the free RTA Dispute Resolution Service. If RTA cannot resolve it, it issues a Notice of unresolved dispute and you can apply to QCAT. Check the current residential tenancy fee on the QCAT fees page. As at 1 July 2026, residential tenancy / minor civil dispute fees ranged from about $96.30 (claim ≤$1000) to $405.60 (>$10k), or $119 if no amount is claimed. Confirm the live amount before you lodge.
Worked example
Alex signed a 12-month Brisbane fixed-term agreement on 1 November 2024 (after 30 September 2024) at $500 per week. On 1 May 2026 Alex needs to leave: 6 months of the 12-month term have expired (50%).
Alex serves Form 13, keeps paying rent, and asks the agent to re-advertise. The sliding-scale cap at 50% to less than 75% expired is 2 weeks' rent ($1,000). If a new tenant moves in after only one empty week, the lesser figure is that one week of rent, not the full 2-week cap. Alex refuses any extra "advertising" or "admin" add-ons beyond the capped reletting cost, and diaries Form 16 with the RTA if the agency demands more.
Domestic and family violence
If you need to leave because of domestic or family violence, Queensland has a separate path using Form 20 Notice ending tenancy interest (DFV). You can leave immediately or on short notice under that scheme. See the RTA materials on ending a tenancy interest because of DFV rather than treating it as an ordinary break-lease. Get specialist advice if you need it.
Hardship at QCAT
If continuing the fixed term would cause excessive hardship, you can apply to QCAT for an urgent termination. QCAT can end the agreement and may still order you to pay compensation. Bring evidence of the change in circumstances (income loss, health, family tragedy, and similar). Hardship is not the same as Form 13 break-lease with the sliding-scale reletting cost.
Where to get help
RTA: 1300 366 311 (Mon to Fri, 8:30am to 5:00pm, excluding public holidays)
Break lease
Reletting costs
Notice of intention to leave (Form 13)
Dispute resolution
QCAT: 1300 753 228 · qcat.qld.gov.au · Fees
Tenants Queensland: Factsheets (including leaving)