RTA Form 9 Entry Notice: Queensland Landlord Guide to Lawful Entry

Getting Entry Right Matters More Than You Think

Unlawful entry into a tenant's home is an offence under Section 195 of the RTRA Act, carrying a maximum penalty of $3,454 (20 penalty units at the 2026–27 rate). Even well-intentioned landlords trigger complaints when they get the notice period wrong, enter on the wrong day, or show up outside permitted hours.

RTA Form 9 — the Entry Notice — is the document that authorises your entry. It must specify the entry ground, the date and time of entry, and must be served in writing within the correct notice period.

Notice Periods by Entry Ground

The notice periods changed in May 2025, and many online guides still quote the old rules. Here are the current requirements:

Routine inspections: At least 7 days' written notice. Inspections cannot occur more often than once every 3 months unless the tenant agrees in writing.

Repairs and maintenance: At least 48 hours' written notice. This was increased from 24 hours under the May 2025 reforms — a change that still catches landlords relying on pre-2025 information.

Safety checks (smoke alarms, safety switches): At least 48 hours' notice.

Prospective tenant inspections or valuations: At least 48 hours' notice, and during permitted entry hours.

Emergency entry: No notice required, but only in a genuine emergency or where there are reasonable grounds to believe entry is necessary to protect the property from imminent damage. This is not a convenience exception — it covers burst pipes, gas leaks, storm damage, and fire risk.

Permitted Entry Hours

Entry must occur between 8:00 am and 6:00 pm, Monday to Saturday. Entry is prohibited on Sundays and public holidays unless the tenant explicitly consents in writing. The consent must be genuine and specific to that entry — a blanket clause in the lease does not count.

How to Serve Form 9

Form 9 (currently version 20, dated 13 November 2025) must be completed in writing. Fill in the specific entry ground from the Act's list, the proposed date and arrival time, and the reason for entry (e.g., "to carry out repairs to the kitchen cooktop" or "routine inspection under Section 192").

Serve it by hand, post, or email if the tenancy agreement permits electronic service. If serving by post, allow extra days for delivery — the notice period starts when the tenant receives the form, not when you send it.

What to Do When a Tenant Refuses Entry

If a tenant refuses lawful entry after receiving a valid Form 9, you cannot force your way in or breach the peace. The correct response is to issue a Form 11 Notice to Remedy Breach, or apply directly to QCAT for entry dispute orders.

In practice, most refusals stem from inconvenient timing rather than outright obstruction. Offering an alternative date or time usually resolves it without escalating to a breach notice.

Common Form 9 Mistakes

Using the wrong notice period. The 48-hour requirement for maintenance entry is the one most frequently breached. If you served only 24 hours' notice for a non-emergency repair, the entry was unlawful — even if the tenant let you in without complaint.

Entering on a public holiday. Queensland has region-specific public holidays (the Royal Queensland Show in Brisbane, for example). Check before scheduling.

Entering for one reason, inspecting for another. If your Form 9 states "repairs to bathroom plumbing" but you spend the visit conducting a full routine inspection, the entry exceeds the stated ground.

Not keeping a copy. Always retain your copy of every Form 9 served. If the tenant later alleges unlawful entry, the served notice is your primary evidence.

Linking Entry to Minimum Standards Compliance

When you need to enter the property to assess compliance with Schedule 6 minimum housing standards — checking weatherproofing, locks, mould, or vermin — the entry ground is typically "repairs and maintenance" (48 hours' notice) or "safety checks" (48 hours' notice for smoke alarms and safety switches).

For a full walkthrough of how entry notices fit into the minimum standards compliance workflow, including when to use each entry ground and how to document findings, see the Queensland Rental Minimum Standards Compliance Guide.

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