Landlord Entry Rules in a Brisbane Rental: Notice Periods, Valid Reasons and Your Right to Quiet Enjoyment

A property manager or owner can't just show up to a Brisbane rental whenever they like. The Residential Tenancies and Rooming Accommodation Act — the same statewide law the RTA administers everywhere in Queensland, including every Brisbane suburb — sets out exactly why they're allowed to enter, how much written notice is required for each reason, and the hours entry can take place. This guide sets out the rules with no interpretation beyond what the RTA publishes, and is a companion to our First-Time Renter's Guide to Brisbane.

Quiet enjoyment is the starting point

The property manager/owner must take reasonable steps to ensure the tenant has quiet enjoyment of the rented home. This means they must not interfere with the tenant's reasonable peace, comfort and privacy in using the premises. Entry rights exist as specific exceptions to this — not a general right of access.

Written notice, using an Entry Notice

Before entering, the property manager/owner must give notice in writing using an Entry Notice (Form 9 for general tenancies, Form R9 for rooming accommodation) — unless notice isn't required under the Act (see "Entry without notice" below). The notice must state the reason for entry and the correct notice period.

Notice periods by reason (general tenancies)

If a tradesperson is entering for a routine or emergency repair, the 24-hour notice period above is what applies — the repair itself doesn't change the entry rules.

Routine inspections specifically

• Maximum frequency: once every 3 months, unless the tenant agrees otherwise in writing.
• Minimum notice: 7 days, using an Entry Notice (Form 9).
• Entry can be for a specific time, or a 2-hour window (for example, 9am–11am) that the property manager/owner must nominate and then enter within.

Selling the property

If the property is being sold and the selling agent is different from the renting agent (a "secondary agent"):

• The selling agent must give the Entry Notice, allowing 48 hours' notice.
• The selling agent must show the tenant written evidence of their appointment, if asked, before entry can occur.
• A copy of the Entry Notice must also go to the renting agent, and a copy of the Notice of Lessor's Intention to Sell Premises must go to the renting agent as well.
• "Reasonable time" must elapse between each entry to show the property to a prospective buyer or tenant — the Act doesn't fix an exact gap, but repeated back-to-back entries for the same purpose aren't permitted.

Permitted hours

• Entry must occur between 8am and 6pm, Monday to Saturday.
• Entry outside these hours — for example on a Sunday or public holiday, or before 8am/after 6pm — is only allowed if the tenant agrees.
• If entry is by the property manager/owner alone (without a tradesperson or other third party), the notice must nominate a maximum 2-hour window during which entry will commence. This 2-hour window requirement does not apply to other people, such as a tradesperson or valuer.

Entry without notice

The property manager/owner can enter without notice in two situations:

1. The tenant agrees — entry can occur at any time the tenant agrees to, but only at that agreed time.
2. Emergency, or reasonable grounds to believe entry is necessary to protect the property from damage (imminent or further damage) — no notice is required.

Entry frequency after a Notice to Leave or Notice of Intention to Leave

Once a Notice to Leave (Form 12) or Notice of Intention to Leave (Form 13) has been issued, the property manager/owner cannot enter more than 2 times within any 7-day period, regardless of when in the tenancy the notice was given — even if it was issued right at the start of the tenancy. This limit still allows entry during that 7-day window if the property manager/owner reasonably believes entry is necessary to protect the property from imminent or further damage. See our guide to ending a tenancy in Brisbane for what happens once one of these notices is issued, or our guide to Notice to Leave in Brisbane for the specific grounds a property manager/owner can use to issue one.

Do you have to be home?

No. The tenant does not have to be present for an entry, unless being present was a specific condition of an agreed entry.

If you disagree with an entry

1. Try to resolve it directly with whoever issued the Entry Notice.
2. Use the RTA's free dispute resolution service if you can't reach agreement.
3. Either party can make an urgent application to QCAT if the dispute isn't resolved.

Our guide to RTA dispute resolution and QCAT walks through what conciliation actually involves and when a matter can go straight to the tribunal.

References

• RTA — Entry to the property
• RTA — Routine inspections
• RTA — Rules of entry (general tenancies) factsheet
• RTA — Entry notice (Form 9)

This guide summarises rules published by the Residential Tenancies Authority (RTA) at the time of writing. Live in Brisbane is an independent project and is not affiliated with the RTA, the Queensland Government, or the Queensland Civil and Administrative Tribunal. For advice on your specific situation, contact the RTA directly on 1300 366 311 or visit rta.qld.gov.au.