There is no single lease renewal outcome in Queensland. Before agreeing to anything, identify whether the proposal keeps the existing agreement, creates a new one, allows the tenancy to become periodic or accompanies a Notice to leave.
In this guide 8 sections
General information only: This guide is not legal advice. Your agreement, any notice, service dates and the proposed terms must be checked together. Seek advice before a deadline expires.
The four possible paths at the end of a fixed term
| Path | Document or action | Key effect |
|---|---|---|
| Extend the existing agreement | Written agreement to a new end date | The existing terms continue unless the parties lawfully agree otherwise. |
| Sign a new fixed term | New Form 18a agreement | New terms can be proposed and must be checked before signing. |
| Become periodic | No new fixed term, tenant remains | The existing terms continue without a fixed end date. |
| End the tenancy | Valid notice using a permitted ground | The notice reason, form, service and minimum period matter. |
Extending the existing fixed term
The RTA says the parties may extend the existing agreement by agreeing in writing to a new end date before the original agreement ends. They can change the date on all copies and initial and date it, or sign a separate written statement that records the new end date and alteration.
This path is suited to keeping the same terms. If significant terms are changing, a new agreement is clearer.
Signing a new agreement
If the parties agree to changed terms, the managing party may prepare a new General tenancy agreement (Form 18a). Read the entire agreement rather than treating it as an administrative continuation.
- Rent amount and the date it becomes payable.
- New start date and fixed end date.
- Included services, utilities and water charging terms.
- Approved occupants and pets.
- Special terms, maintenance arrangements and body corporate rules.
- Rent payment methods, transaction costs and any disclosed financial benefit.
- Bond amount and whether the RTA record needs updating.
Queensland's property-based rent increase limit applies across agreements. The RTA says rent cannot be increased unless at least 12 months have passed since the current rent became payable for the premises.
When the tenancy becomes periodic
If the fixed term is not extended or replaced and the tenant continues renting with the managing party's agreement, a periodic agreement automatically begins. The same terms continue except there is no fixed end date.
A periodic agreement is not an informal gap with no rules. Rent, repairs, entry and other obligations still apply. A managing party can end it only for a reason permitted by the Act, using the correct form and notice period.
A renewal offer is not an ending notice
The RTA states that the end of a fixed term can be a reason for ending a fixed term tenancy. A managing party who intends to end the tenancy must use the correct Notice to leave (Form 12) and meet the relevant timing and service rules. Simply not offering a renewal is not the same as completing that process.
If a renewal offer arrives with a Form 12, check both. The offer may have a response deadline that is different from the notice handover date. Do not assume that declining proposed terms automatically invalidates a notice.
If the tenant intends to leave, the tenant may also need to give a Notice of intention to leave (Form 13). The correct ground and notice period depend on the agreement and timing.
A practical renewal review
- Start early. Put the fixed end date, proposed response date and any notice date on one timeline.
- Ask for the offer in writing. Verbal discussions are hard to prove.
- Compare every changed term. Highlight differences instead of reading the new agreement in isolation.
- Check the rent history. Identify when the current amount first became payable for the property.
- Negotiate specifically. State the clause, rent, date or condition you want changed.
- Keep the signed copy. The managing party must ensure the tenant receives a signed copy.
- Plan the alternative. If agreement is unlikely, understand the notice process and moving costs before the deadline.
If you disagree with significant new terms
The RTA says tenants can negotiate proposed new terms before signing. If the tenant signs a new agreement but disputes a significant change, the tenant can request free RTA dispute resolution within 30 days of signing. The tenant must continue paying rent and following the agreement while the matter is addressed.
If conciliation does not resolve the dispute, QCAT may be asked to review the significant change. Because signing first can have important consequences, get advice before signing if you are unsure.
Frequently asked questions
Does a fixed term automatically become periodic?
It can. If there is no extension or new fixed term and the tenant continues renting with the managing party's agreement, the same terms continue as a periodic agreement except for the end date.
Can rent increase when the lease is renewed?
A new agreement may propose a different rent, but the property-based 12-month minimum interval still applies. Check the current rent start date and written notice requirements.
Must I sign a renewal immediately?
Read and compare it first. Ask questions and negotiate in writing, while also keeping track of any valid notice or offer deadline.
Can the owner end a periodic tenancy without a reason?
No. A managing party must use a specific reason permitted by the Act. Ending of a fixed term is a ground for a fixed term tenancy, not a general no-reason ground for periodic agreements.
Compare staying with moving
If the proposed renewal does not work for you, estimate possible break-lease and moving costs before choosing a path.
Use the break lease calculatorGeneral information only: Verify the current law and forms with the RTA. Obtain tenancy or legal advice for disputed terms or notices. Last reviewed 1 October 2026.