QLD landlord entry: Form 9 notice and inspection rules

The short version

Property managers and owners need a listed legal reason and a written Entry notice (Form 9) for most entry without your agreement. Quiet enjoyment still applies under the Residential Tenancies and Rooming Accommodation Act 2008 (Qld).

Routine inspection: 7 days' notice, generally once every 3 months unless you agree. Repairs, maintenance, smoke alarms, safety switches, showings, valuation, abandonment checks and Form 11 follow-ups: 48 hours.

Entry is usually only between 8am and 6pm, Monday to Saturday, unless you agree. When the owner or agent enters alone, the Form 9 must nominate a maximum 2-hour arrival window.

After a Form 12 or Form 13, they generally cannot enter more than twice in any 7-day period (listed exceptions apply). Unlawful entry: Form 11, then free RTA dispute resolution, then QCAT.

What to do now

Official rules: RTA, Entry to the property and Rules of entry – General tenancies. Form: Entry notice (Form 9). Tenant summary: Tenants Queensland, Entry and privacy. If entry was unlawful, write to the agent today, keep a copy, then RTA (1300 366 311) or free dispute resolution. Check current QCAT residential fees on the QCAT fees page.

Check the Form 9 you were given. It must be in writing, state the legal reason, and give the correct notice period. A phone call or text alone is not a Form 9.
Match it to the table below. Wrong reason, short notice, Sunday or public holiday, or outside 8am to 6pm is usually a problem (unless you agreed, or an emergency or damage-protection exception applies).
If the notice looks wrong, reply in writing. Say what is wrong, propose a lawful time, and keep a copy. You still need to allow entry when the reason and notice are valid, even if you are not home.
If they enter unlawfully or keep interfering with quiet enjoyment, serve a Notice to remedy breach (Form 11), then use free RTA dispute resolution (Form 16), then QCAT if you get a Notice of unresolved dispute.

Worked example

Alex gets a text on Monday saying the agent will inspect on Tuesday morning. Routine inspections need 7 days' written notice on Form 9 and, unless agreed, cannot happen more than once every 3 months. Alex emails the agent the same day, points to the RTA entry table, and offers a date eight days out. The agent rebooks with a proper Form 9 and a 2-hour arrival window. If the agent had used the spare key the next morning anyway, Alex would serve Form 11 and could take the dispute to the RTA, then QCAT.

Notice periods without your consent

From the RTA entry table for general tenancies (Form 9 required unless an exception applies):

Reason	Minimum notice
Inspect the property (routine inspection)	7 days (generally once every 3 months unless you agree)
Carry out repairs or maintenance	48 hours
Check repairs or maintenance have been completed	48 hours (within 14 days of the work being done)
Check a significant breach has been remedied after Form 11	48 hours (within 14 days of the Form 11 expiry)
Install, maintain or replace a smoke alarm	48 hours
Safety switch install or maintenance	48 hours
Show to a prospective purchaser	48 hours (Form 10 Notice of lessor's intention to sell also required)
Show to a prospective tenant	48 hours (only after Form 12 or Form 13 is on foot)
Valuation	48 hours
Suspected abandonment	48 hours
You agree to entry	At the agreed time

Remote properties with a shortage of tradespeople can allow some repair entries without notice. Caravan park site maintenance can also be different if the agreement says so.

Limits that still apply

Under the RTA rules of entry and the Residential Tenancies and Rooming Accommodation Act 2008 (Qld):

Entry must be between 8am and 6pm, Monday to Saturday, unless you agree to a Sunday, public holiday, or outside those hours.
When the owner or agent enters alone, Form 9 must nominate a maximum 2-hour period during which entry will commence. They must start within that window (they can stay longer to finish). That 2-hour rule does not apply to tradespeople or valuers entering alone or with the owner/manager.
Routine inspections: not more than once every 3 months unless you agree.
After a Notice to leave (Form 12) or a Notice of intention to leave (Form 13), they generally cannot enter more than twice in any 7-day period. Exceptions: mutual agreement, smoke alarms, safety switches, or protecting the premises or contents from imminent or further damage.
Open houses and on-site auctions need your written agreement. Advertising photos that show your possessions need your written agreement.
They must take reasonable steps to ensure your quiet enjoyment (peace, comfort and privacy).

When Form 9 is not required

An Entry notice is not required:

in an emergency
if they reasonably believe entry is necessary to protect the property from damage about to happen
if you verbally agree to the entry (still only at the agreed time)
for some caravan park site maintenance where the agreement says so

Where to get help

RTA: 1300 366 311 (Mon to Fri, 8:30am to 5:00pm, excluding public holidays)
Entry to the property · Rules of entry – General tenancies · Form 9 · Dispute resolution

QCAT: 1300 753 228 · Residential tenancy disputes · Fees

Tenants Queensland: 1300 744 263 · Entry and privacy

Common questions

Can the agent enter when I am not home?

Yes, if they have a listed legal reason and have given a valid Form 9 (or you have agreed, or an emergency or damage-protection exception applies). Being home can reduce disputes. The RTA recommends entry at a time you can be present.

How often can they do a routine inspection?

Generally once every 3 months, each with at least 7 days' written notice on Form 9, unless you agree to something different. More often than that, or short notice, is a reason to push back in writing and use Form 11, the RTA and QCAT if it continues.

What is the 2-hour window on Form 9?

When the owner or agent is entering alone, Form 9 must nominate a maximum 2-hour period during which entry will start (for example 9am to 11am). They must commence within that window. The rule does not apply to tradespeople or valuers entering alone or with them.

The short version

Entry is usually only between 8am and 6pm, Monday to Saturday, unless you agree. When the owner or agent enters alone, the Form 9 must nominate a maximum 2-hour arrival window.

After a Form 12 or Form 13, they generally cannot enter more than twice in any 7-day period (listed exceptions apply). Unlawful entry: Form 11, then free RTA dispute resolution, then QCAT.

What to do now

Check the Form 9 you were given. It must be in writing, state the legal reason, and give the correct notice period. A phone call or text alone is not a Form 9.

Match it to the table below. Wrong reason, short notice, Sunday or public holiday, or outside 8am to 6pm is usually a problem (unless you agreed, or an emergency or damage-protection exception applies).

If the notice looks wrong, reply in writing. Say what is wrong, propose a lawful time, and keep a copy. You still need to allow entry when the reason and notice are valid, even if you are not home.

If they enter unlawfully or keep interfering with quiet enjoyment, serve a Notice to remedy breach (Form 11), then use free RTA dispute resolution (Form 16), then QCAT if you get a Notice of unresolved dispute.

Worked example

Notice periods without your consent

From the RTA entry table for general tenancies (Form 9 required unless an exception applies):

Reason

Minimum notice

Inspect the property (routine inspection)

7 days (generally once every 3 months unless you agree)

Carry out repairs or maintenance

48 hours

Check repairs or maintenance have been completed

48 hours (within 14 days of the work being done)

Check a significant breach has been remedied after Form 11

48 hours (within 14 days of the Form 11 expiry)

Install, maintain or replace a smoke alarm

48 hours

Safety switch install or maintenance

48 hours

Show to a prospective purchaser

48 hours (Form 10 Notice of lessor's intention to sell also required)

Show to a prospective tenant

48 hours (only after Form 12 or Form 13 is on foot)

Valuation

48 hours

Suspected abandonment

48 hours

You agree to entry

At the agreed time

Remote properties with a shortage of tradespeople can allow some repair entries without notice. Caravan park site maintenance can also be different if the agreement says so.

Limits that still apply

Entry must be between 8am and 6pm, Monday to Saturday, unless you agree to a Sunday, public holiday, or outside those hours.

When the owner or agent enters alone, Form 9 must nominate a maximum 2-hour period during which entry will commence. They must start within that window (they can stay longer to finish). That 2-hour rule does not apply to tradespeople or valuers entering alone or with the owner/manager.

Routine inspections: not more than once every 3 months unless you agree.

After a Notice to leave (Form 12) or a Notice of intention to leave (Form 13), they generally cannot enter more than twice in any 7-day period. Exceptions: mutual agreement, smoke alarms, safety switches, or protecting the premises or contents from imminent or further damage.

Open houses and on-site auctions need your written agreement. Advertising photos that show your possessions need your written agreement.

They must take reasonable steps to ensure your quiet enjoyment (peace, comfort and privacy).

Common questions

Can the agent enter when I am not home?

How often can they do a routine inspection?

What is the 2-hour window on Form 9?

Landlord and agent entry to a Queensland rental

The short version

Ask Zoe about your situation

What to do now

Worked example

Notice periods without your consent

Limits that still apply

When Form 9 is not required

Where to get help

Common questions

Primary sources

Other sources

Ask Zoe about your situation

Related guides

Landlord and agent entry to a Queensland rental

The short version

Ask Zoe about your situation

What to do now

Worked example

Notice periods without your consent

Limits that still apply

When Form 9 is not required

Where to get help

Common questions

Primary sources

Other sources

Ask Zoe about your situation

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