Notice to Leave in Brisbane: Your Rights When a Property Manager or Owner Ends Your Tenancy

"Without grounds" endings are gone — every Notice to Leave now has to state one of a fixed list of reasons, each with its own minimum notice period.

By Live in Brisbane · Published 12 September 2026 · 10 min read

A property manager or owner can no longer end a general tenancy in Queensland "without grounds." Every Notice to Leave (Form 12) must now state a specific, valid reason under the Residential Tenancies and Rooming Accommodation Act, along with the correct minimum notice period for that reason. This applies to every rental in Brisbane, because it's the same statewide law the RTA administers. This guide sets out exactly which grounds a property manager/owner can use, and how much notice each one requires — for the tenant-initiated side of ending a tenancy, see our guide to ending a tenancy in Brisbane and our guide to breaking a lease early.

The general rule

Notice must be given using a Notice to Leave (Form 12) for general tenancies.
The notice must state a valid ground under the Act, with particulars of that ground.
The correct minimum notice period must be given for whichever ground is used.
If the correct notice and form aren't used, the other party may seek compensation.

Grounds a property manager/owner can use, and the notice required (general tenancies)

Ground	Minimum notice
End of a fixed-term agreement	2 months*
Unremedied breach — rent arrears	7 days
Unremedied breach — general	14 days
Non-compliance with a QCAT order	7 days
Non-livability (property destroyed/unfit to live in)	The day it's given
Compulsory acquisition	2 months
Sale contract	2 months*
Owner occupation	2 months*
Significant repairs or renovations	2 months*
Planned demolition or redevelopment	2 months*
Change of use	2 months*
Employment termination (where occupancy is tied to employment)	4 weeks
Ending of entitlement to student accommodation	1 month
Ending of accommodation assistance	4 weeks
Ending of housing assistance	4 weeks
Serious breach (public or community housing only)	7 days
Mortgagee in possession	2 months
Death of a sole tenant	14 days
Property required for a State government program	2 months*

*These reasons cannot be used to end a fixed-term agreement early — the tenancy only finishes on the end date of the agreement or the end date of the notice period, whichever is later.

What each of the major grounds actually means

End of a fixed-term agreement. A Notice to Leave can be issued up to the day before the fixed-term tenancy ends, provided the correct notice period (2 months) is given. If it's issued correctly, the tenancy does not automatically revert to periodic — the tenant must vacate by the date on the notice. For example: if a fixed-term tenancy ends 15 November and the property manager/owner issues the notice on 14 November with 2 months' notice, the tenant has until roughly mid-January to leave, and the tenancy does not become periodic after 15 November.

Sale of the property. This can only be used to require the property to be vacant for sale, and only to end a fixed-term agreement on its end date (not early) or a periodic agreement with the correct notice. A property manager/owner who uses this ground must not let or re-offer the property for rent for 6 months after the handover date — penalties apply for breaching this.

Owner occupation. Available when the owner or a relative needs to move in. It cannot be used for rooming accommodation, short-term moveable dwellings, or to end a fixed-term agreement early. The same 6-month no-relet restriction and penalties apply.

Change of use. Available if the property is being converted so it will no longer be used for residential tenancies. Same 6-month no-relet restriction applies.

Significant repairs or renovations. Available when repairs or renovations can't be safely carried out while the tenant is living there. The RTA recommends the property manager/owner provide supporting information alongside the notice.

Demolition or redevelopment. Available if the property needs to be vacant for demolition or redevelopment — cannot be used to end a fixed-term agreement early.

Unremedied breach. Available if a Notice to Remedy Breach was issued and not fixed by the stated date — for example unpaid rent (7 days' notice) or another breach of the agreement (14 days' notice).

Death of a sole tenant. The property manager/owner can issue notice to the tenant's personal representative; if no notice or agreement is made, the tenancy ends automatically 1 month after the death for general tenancies. Where the tenancy has more than one tenant, see our guide to joint tenancy and co-tenancy in Brisbane for how a co-tenant's death is handled instead.

What a property manager/owner cannot do

They cannot issue a Notice to Leave without stating one of the specific grounds above — "without grounds" endings by a property manager/owner are no longer available for general tenancies.
They cannot use several of the grounds above (sale, owner occupation, significant repairs, demolition, change of use, State government program) to end a fixed-term agreement early — these only apply at the end of the fixed term or during a periodic agreement.
They cannot issue a Notice to Leave, a Notice to Remedy Breach, or a rent increase as retaliatory action — for example, in response to a tenant requesting repairs, applying to QCAT, or otherwise asserting their rights under the Act.

Retaliatory action

Retaliatory action occurs when a property manager/owner gives a Notice to Remedy Breach, a Notice to Leave, or increases the rent in response to a tenant asserting their rights, in order to intimidate or punish them. If a tenant reasonably believes this has happened, they can make an urgent application to QCAT within 1 month of becoming aware of the action. A QCAT application for this is evidence-based — you'll need to show the connection between your rights-related action and the property manager/owner's response.

What to do if you disagree with a Notice to Leave

Check the notice is valid — correct form, a stated ground, particulars of that ground, and the correct minimum notice period.
Try to resolve it directly with the property manager/owner.
Lodge a Dispute Resolution Request (Form 16) with the RTA for free conciliation if you can't agree.
Apply to QCAT if the dispute remains unresolved, or immediately (without RTA conciliation first) if you believe the notice is retaliatory or otherwise invalid — these are urgent matters. Our guide to RTA dispute resolution and QCAT explains this two-stage process, and which matters count as urgent, in full.
If you don't move out and the property manager/owner wants to proceed, they — not you — must apply to QCAT for a termination order; they cannot remove you themselves.

A valid Notice to Leave also affects how often the property manager/owner can enter afterwards — see our guide to landlord entry rules in Brisbane for the 2-visits-in-7-days cap that applies once a notice has been issued.

References

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.

Common questions

Can my landlord still end my tenancy "without grounds"?

No, not for a general tenancy. Every Notice to Leave from a property manager/owner must state one of the specific grounds set out in the Act, with the correct notice period for that ground. (Tenants can still end their own tenancy without giving a reason, at the end of a fixed term or during a periodic agreement — that's a different, tenant-only right.)

How much notice does my property manager need to give if my fixed-term lease is simply ending?

2 months, and the notice can be issued up to the day before the tenancy ends. If given correctly, the tenancy won't automatically become periodic.

Can my property manager evict me to sell the property while I'm still mid-lease?

No. The "sale" ground cannot be used to end a fixed-term agreement early — only at its end date, or during a periodic agreement with the correct notice.

If my landlord ends my tenancy because they're moving in, can they then just re-rent it to someone else next month?

No. If they use the "owner occupation" ground, they must not let or re-offer the property for rent for 6 months after the handover date — penalties apply if they do.

What if I think my Notice to Leave was issued because I complained about repairs?

That may be retaliatory action. You can apply urgently to QCAT within 1 month of becoming aware of the action, without needing to go through RTA conciliation first.

Do I have to move out immediately if I get a Notice to Leave?

No — you have until the date stated on the notice (which must meet the minimum notice period for that ground). If you don't leave by then, the property manager/owner must apply to QCAT for a termination order; they cannot remove you themselves.

Are these rules different for a rental in Brisbane compared to regional Queensland?

No. Notice to Leave grounds and notice periods are set under the same statewide Act — there's no separate Brisbane City Council process.