Ending a Tenancy in Brisbane: Notice Periods, Bond Refunds and Moving Out the Right Way

Moving out isn't just about handing back the keys. Getting your full bond back, avoiding a dispute, and closing out a tenancy cleanly all come down to following the right process, in the right order, with the right paperwork. This guide covers how tenancies end in Queensland, using the rules set out by the Residential Tenancies Authority (RTA) — a companion to our First-Time Renter's Guide to Brisbane.

How a tenancy can end

A tenancy in Queensland ends in one of a few ways:

• You give notice to leave (with or without a specific reason)
• Your property manager or owner gives notice to end the tenancy
• Both parties agree to end it early, in writing
• A fixed-term agreement simply runs out and isn't renewed
• A tribunal (QCAT) orders the tenancy to end, following a dispute

Whichever applies, notice generally has to be given in writing, using the correct RTA form — Form 13 (Notice of intention to leave) if you're the tenant, or Form 12 (Notice to leave) if it's the property manager or owner.

Notice periods

The amount of notice required depends on who's ending the tenancy and why. These are the minimums for a standard general tenancy (house or unit):

A few things worth knowing:

• These are minimums — your own tenancy agreement can't require less than these, but check it for anything additional.
• If a notice is sent by post rather than handed over or emailed, extra time has to be added for delivery — don't count from the date printed on the letter.
• Some situations — non-liveability, domestic and family violence, a QCAT order — have their own specific rules and timeframes that don't fit neatly into the table above.
• A landlord can no longer end a periodic tenancy or decline to renew a fixed-term agreement "just because" with short notice — the 2-month minimum applies either way.

If you're not sure whether a notice you've received is valid — wrong form, wrong timeframe, wrong reason — the RTA's free dispute resolution service is the right first step, before anything needs to go near QCAT.

Doing the final inspection properly

This is where your very first piece of paperwork — the Entry Condition Report you filled out on day one — earns its keep. (If you haven't rented in Queensland before, our First-Time Renter's Guide to Brisbane explains why that report matters from the very start of a tenancy.)

At the end of the tenancy, you and the property manager complete an Exit Condition Report, which gets compared directly against the Entry Condition Report from when you moved in. If you never kept a copy of your entry report, ask your property manager for one before you do the final walkthrough.

Before your final inspection:

• Clean the property to the standard it was in when you moved in — not "spotless," just consistent with normal wear and tear over the length of your tenancy.
• Take dated photos or video of every room, including cupboards, the oven, and outdoor areas, once cleaning is done.
• Repair anything you damaged, or budget for it to come out of the bond.
• Remove all your belongings and rubbish — items left behind become the property manager's problem to deal with, and they can charge you for storage and removal.
• If possible, attend the final inspection in person rather than relying on the agent's report alone.

Ordinary wear and tear — faded paint, worn carpet in high-traffic areas, minor scuffs from normal living — isn't something you can be charged for. Actual damage, missing items, or excessive cleaning needs is.

Getting your bond back

Once the tenancy has ended (not before — the RTA won't accept a bond refund request until the notice period has actually expired or you've vacated), either you or the property manager submits a Refund of Rental Bond (Form 4), or lodges the request through RTA Web Services.

If everyone agrees on how the bond should be split:

• Every tenant listed as a bond contributor and the property manager/owner sign the same form (or all agree online).
• The RTA aims to process it the same day it's received, though it can take up to 5 business days to reach your bank account.
• Refunds only go to Australian bank accounts — no cheques.

If there's a disagreement:

• The RTA releases whatever part of the bond isn't in dispute straight away.
• The disputed portion is held, and the RTA sends a Notice of Claim to whoever hasn't signed the refund form.
• That person has 14 days to formally dispute the claim.
• If a property manager is claiming against your bond for damage or cleaning, they must give you supporting evidence (photos, invoices, quotes) within 14 days of lodging the claim.
• If it can't be resolved directly, either party can apply to QCAT. If a QCAT application is later withdrawn or dismissed, the RTA pays out the bond according to the original request.

Practical tips:

• Update your forwarding address, phone number, and bank details with the RTA as soon as you move out — this is separate from just telling your property manager.
• Keep your Entry and Exit Condition Reports and all correspondence until the bond is fully resolved.
• If a property manager asks you to sign a bond refund form before you've actually seen what they're claiming, ask for the itemised breakdown first.

If you're moving straight into another rental once your bond clears, our moving cost calculator can help you budget the next place's bond, rent in advance, and removalist costs before you commit.

Breaking a lease early

If you need to leave before a fixed-term agreement ends without the property manager's agreement, you're generally still liable for the tenancy until a new tenant is found, or the term ends — whichever comes first. This is where reletting costs come in.

Reletting costs are calculated based on how much time is left on the tenancy and whether the fixed term is longer or shorter than 3 years. For agreements of 3 years or less, you're only liable for the lower of either the specified reletting costs, or the rent that accrues until a new tenant moves in — not both. In practice, this means the sooner the property is re-let, the less it usually costs you.

If you're leaving due to excessive hardship (a genuine change in circumstances that makes continuing the tenancy unreasonable), there's a formal process to apply to end the agreement early through QCAT, rather than just breaking the lease outright.

If you're leaving due to domestic and family violence, there are separate, faster provisions specifically for that situation — the standard reletting cost rules don't apply in the same way, and confidentiality protections apply to your new address.

If you leave something behind

If you accidentally leave belongings at the property after moving out, the property manager is required to try to contact you about them. If they can't reach you, or you don't collect them, there's a formal process for storing and, eventually, disposing of or selling goods left behind — but they can't just throw everything out immediately. If you realise you've left something, contact the property manager as soon as possible.

What if you disagree with the way the tenancy is ending?

• Talk to the property manager or owner first. A surprising number of end-of-tenancy disputes get resolved with a direct conversation and a written follow-up.
• Use the RTA's free dispute resolution service if that doesn't work. It's designed to be quick and doesn't require a lawyer.
• QCAT is the final step for anything that can't be resolved through the RTA, including bond disputes, disputed notices, and repair orders.

Moving-out checklist

Before you give notice

• Check your tenancy agreement for the notice period that applies to your situation
• Confirm whether you're on a periodic or fixed-term agreement
• Locate your original Entry Condition Report

Giving notice

• Complete the correct RTA form (Form 13 as a tenant)
• Give notice in writing, with a clear handover date
• Keep a dated copy or sent-confirmation for your records
• Provide your forwarding address to the property manager if requested in writing

Before the final inspection

• Clean the property to a standard consistent with normal wear and tear
• Repair anything beyond normal wear and tear
• Remove all belongings and rubbish
• Take dated photos/video of every room after cleaning
• Compare the property against your Entry Condition Report

After moving out

• Complete the Exit Condition Report with the property manager
• Return all keys, remotes, and access cards
• Update your forwarding address, phone, and bank details with the RTA
• Submit or agree to the Refund of Rental Bond (Form 4)
• Redirect your mail and update your address for licence, banks, Medicare, and enrolments
• Cancel or transfer electricity, gas, water, and internet accounts
• Keep all condition reports and correspondence until the bond is fully resolved

References

• Residential Tenancies Authority — Ending a tenancy
• RTA — Bond refunds
• RTA — Rental law changes
• RTA — Reletting costs
• RTA — Goods and documents left behind
• RTA — Domestic violence in a rental property
• RTA — Notice to leave (Form 12)
• Queensland Government — Renting

This guide is general information based on Queensland tenancy law as administered by the Residential Tenancies Authority (RTA), current as of the 2024–25 rental law reforms. It isn't legal advice — for advice specific to your situation, contact the RTA directly or seek independent legal advice. Live in Brisbane is an independent project and is not affiliated with the RTA or the Queensland Government.