Domestic Violence Tenancy Termination Queensland: Form 20 Process

Queensland law provides a dedicated pathway for tenants experiencing domestic and family violence to end their tenancy interest quickly and safely. As a landlord, you need to understand how this process works — not because you initiate it, but because it creates specific obligations for how you handle the tenancy, the bond, and any remaining co-tenants.

How Form 20 Works

Under section 308A of the RTRA Act, a tenant experiencing domestic and family violence (DFV) can end their interest in the tenancy by giving the landlord a Notice Ending Tenancy Interest (Form 20) with prescribed evidence. The landlord informs any remaining co-tenants through the continuing-interest process.

The Form 20 must be accompanied by prescribed evidence of the DFV situation. The legislation accepts specific categories of evidence, which may include a protection order, police documentation, or a report from a prescribed professional.

The tenant does not need the landlord's consent or QCAT approval. They may leave immediately after giving a valid Form 20 with the required evidence, but their interest ends only after the 7-day notice period has expired and they have vacated. A landlord may apply to QCAT to have a notice set aside if it does not comply with the Act.

What Happens to the Tenancy

The Form 20 terminates only the interest of the tenant who served it — not the entire tenancy agreement. The practical outcome depends on the tenancy structure:

Sole tenant: If the person who served Form 20 is the only tenant on the agreement, the tenancy ends on the later of 7 days after the notice is given or the day they hand over vacant possession.

Co-tenancy: If there are remaining co-tenants, the departing tenant's interest ends on the later of 7 days after the notice is given or the day they vacate. The tenancy continues for the remaining tenants on the same terms. The landlord must give them a continuing interest notice under the Act.

Landlord Obligations

Rent liability: The departing tenant remains liable for rent until their interest ends: the later of 7 days after the Form 20 is given or the day they vacate. If they leave within 7 days, rent remains due through the 7-day notice period.

Bond handling: The departing tenant can apply to the RTA for a refund of their bond contribution using Form 4a. They remain responsible for rent arrears and damage unrelated to the domestic and family violence, but are not responsible for damage caused by an act of domestic and family violence they experienced.

No break-lease costs: The departing tenant is not responsible for costs associated with ending the tenancy, goods left behind, or re-letting. The 7-day rent liability does not remove responsibility for unrelated rent arrears or damage.

Confidentiality: Do not disclose the departing tenant's supporting evidence or protected personal information. If co-tenants remain, they must be informed that the tenant is vacating through the continuing-interest process; do not share the DFV evidence with them.

What You Should Not Do

• Do not refuse to accept the Form 20. The landlord's agreement is not required; if the notice has prescribed evidence, the tenant's interest ends on the statutory date if they have vacated.
• Do not contact the departing tenant to negotiate. The process is designed to allow them to leave safely without requiring further interaction.
• Do not disclose the tenant's DFV evidence to other occupants or parties. Remaining co-tenants must be told that the tenant is vacating, but do not share the supporting evidence with them.
• Do not claim full break-lease costs. Rent is due only until the tenant's interest ends; standard re-letting costs do not apply.

If You Have Questions About the Evidence

If you receive a Form 20 and are unsure whether the prescribed evidence meets the statutory requirements, contact the RTA on 1300 366 311 for neutral administrative guidance. Do not demand additional evidence from the tenant directly.

For the full overview of how DFV terminations interact with other grounds and the end-to-end tenancy termination process, the Ending a Tenancy in Queensland guide covers every notice type and the landlord's obligations under each.

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