You have found a room in Brisbane, the agent has sent a lease, and everyone wants an answer by tonight. This is the moment when knowing a few basic rules helps most. Queensland’s Residential Tenancies Authority (RTA) publishes the official rules, and this guide turns the key points into plain English for students living in or near Fortitude Valley and across Brisbane.
Information checked on: 5 November 2026, against the RTA website. Rules change, so confirm details on the RTA site before you sign or act. This is general information only. Evantaa Institute does not provide legal or personalised tenancy advice.
The bond: how much, where it goes and how you get it back
A bond is money you pay at the start of a tenancy as security for the landlord. Three points from the RTA matter most:
- The limit: the RTA states the maximum bond is four weeks’ rent for general tenancies and rooming accommodation. From 30 September 2024 that limit applies whatever the weekly rent is.
- Where it is held: your bond should be lodged with the RTA, not kept in the landlord’s pocket. The RTA says the landlord or agent must give you a receipt and lodge the bond within 10 days.
- Getting it back: the bond is paid back when you leave, as long as no money is owed for rent, damage or other costs. Refunds are paid only into an Australian bank account, not by cheque.
What happens at the end
You can request a refund online or on the RTA’s Form 4. If you and the landlord agree, the RTA says to allow up to three business days for the money to arrive. If you disagree, the RTA sets short deadlines for disputes (14 days to lodge a dispute form), so read its refund page the day you move out rather than weeks later.
Before you move in: the entry condition report
The entry condition report records the state of the property on day one. It protects you when it is time to claim your bond back.
- The landlord or agent must give you a copy at the start. The RTA says it is an offence not to.
- Walk through every room. Note marks, damage, stains and anything that does not work.
- Take dated photos of everything you note.
- Sign and return the report within 7 days. The RTA’s entry condition report page explains exactly when that 7-day clock starts, so check it.
- Keep your own copy and photos until your bond is refunded.
The RTA says the landlord must return a signed copy to you within 14 days and keep their copy for at least a year after the tenancy ends.
Rent increases: what the rules say
| Question | What the RTA says |
|---|---|
| How often can rent go up? | Not unless it has been at least 12 months since the current rent became payable. |
| How much notice? | At least two months in writing for general tenancies on a periodic agreement. For fixed-term agreements, the increase must be stated in the agreement, plus the same two months’ written notice. |
| What if it seems too high? | You can dispute an excessive increase within 30 days of getting the notice, through the RTA’s dispute process or QCAT. |
Rooming accommodation has different notice periods (the RTA lists four weeks’ notice for rent increases in rooming accommodation). If you rent a room in a boarding-style house, check the RTA’s rooming accommodation pages.
Repairs: routine and emergency
The RTA describes two types of repair, routine and emergency (emergency repairs apply to general tenancies). The landlord must carry out repairs within a reasonable time and follow entry rules. In practice:
- Report problems in writing (email is fine) and keep a copy.
- Say what is wrong, where it is and when you first noticed it.
- Do not arrange expensive repairs yourself before reading the RTA’s repairs page. The rules on who pays and when are specific.
If something is dangerous, such as a gas smell, an electrical fire risk or flooding, treat it as an emergency and call Triple Zero (000) first, then tell your landlord or agent.
Ending your tenancy
Moving out has notice rules too. The RTA says a tenant ending a periodic agreement without a specific ground generally gives 14 days’ notice. For a fixed-term agreement, the notice date depends on the end date of your term. Leaving early can have costs, so read the RTA’s ending-a-tenancy page and your own agreement before you give notice.
Where to get free help
- Residential Tenancies Authority (RTA): 1300 366 311. Bond, forms and official rules.
- Tenants Queensland: a free statewide phone advice service for tenants on 1300 744 263 (9am to 5pm Monday to Friday, plus an evening service from 5pm to 7pm on Tuesdays and Wednesdays). It also has an online callback form.
- Your education provider’s student support team: Evantaa students can ask Student Services for help finding the right service.
Quick checklist before you sign
- Inspect the property in person, or have someone you trust inspect it.
- Never pay a bond or holding deposit to someone you have not verified. See the RTA’s site for how rental bonds work.
- Read the whole agreement, including who pays for utilities.
- Make sure the bond is no more than four weeks’ rent.
- Ask for the entry condition report on day one.
- Save every message, receipt and photo in one folder.
What about Melbourne?
If you are studying at Evantaa’s Melbourne campus in North Melbourne, different rules apply. Consumer Affairs Victoria publishes the official Renters Guide at consumer.vic.gov.au, and its renting page notes that new changes to the rental laws are now in effect. Tenants Victoria also offers free dispute resolution through Rental Dispute Resolution Victoria. A Victoria-specific guide is planned for this blog.
Frequently asked questions
How much bond can a Queensland landlord ask for?
For general tenancies and rooming accommodation, the RTA says the maximum is four weeks’ rent.
Can my rent go up whenever the landlord wants?
No. The RTA says rent cannot increase unless it has been at least 12 months since the current amount became payable, and written notice is required.
Who holds my bond?
It should be lodged with the RTA, which pays it back at the end of the tenancy if no money is owed.
Where can I get free advice?
Tenants Queensland offers a free phone advice service on 1300 744 263, and the RTA’s contact centre is on 1300 366 311.
Next steps
Settling in is easier when your costs are under control. Read our guide to free financial counselling and support services if money is tight, and our guide to cheaper groceries to stretch your weekly budget. If you are thinking about studying with us in Fortitude Valley, explore the Evantaa course list.
Sources
- RTA: Rental bond
- RTA: Rent
- RTA: Entry condition report
- RTA: Repairs
- RTA: Bond refund
- RTA: Ending a tenancy
- Tenants Queensland
- Consumer Affairs Victoria: Renting
- Tenants Victoria
Published by the Evantaa Institute Editorial Team. Evantaa Institute (RTO 45866, CRICOS 04025C) does not provide legal or personalised tenancy advice.