A Notice of intention to leave (Form 13) tells the property owner or manager when you intend to hand back vacant possession. The form is short; choosing the wrong ground or date is where problems usually begin.
In this guide 9 sections
Use the current form: the RTA page reviewed for this guide provides Form 13 version 27, dated 13 November 2025. Download it from the RTA each time instead of reusing an old copy. Give it to the owner or manager, not the RTA, and keep a copy.
This guide covers general residential tenancies. Rooming accommodation residents use a Resident leaving form (Form R13). A tenant ending a tenancy because of domestic and family violence uses a Notice ending tenancy interest (Form 20), not Form 13.
What Form 13 does and does not do
Form 13 records the rental address, who is giving notice, who receives it, the legal ground, the date and method of issue, and the handover date. The current form says the tenant intends to vacate by midnight on that handover date.
The form does not automatically erase fixed-term obligations. If you leave before the term ends without an applicable statutory ground, QCAT order or written agreement, it is generally a break lease. Reletting costs or compensation may apply, although the owner must take reasonable steps to reduce loss.
Choose the ground before choosing the date
Periodic agreement: without grounds
A tenant on a periodic general tenancy can give Form 13 without grounds with at least 14 days' notice. You do not have to invent a reason. The date still needs to be calculated using the service rules below.
Fixed term ending normally
For a fixed term without grounds, the handover date is generally the later of:
- at least 14 days after the notice is served; or
- the end date written in the tenancy agreement.
The parties may agree in writing to an earlier end. If the proposed handover date is before the fixed-term end and there is no applicable ground or agreement, treat it as a possible break lease rather than assuming 14 days ends the contract.
Leaving early because of a specific ground
The current RTA table lists these minimum notice periods for common Form 13 grounds in general tenancies:
- Unremedied breach by the owner: 7 days, but only after the full 7-day remedy period in a valid Notice to remedy breach (Form 11) has expired.
- Failure to comply with a QCAT order: 7 days.
- Failure to comply with a repair order: 14 days.
- Premises not liveable: the day the notice is given.
- Compulsory acquisition: 14 days.
- Owner's intention to sell: 14 days where the statutory criteria are met.
- Premises do not meet required condition within the first 7 days of occupation: 14 days.
- Ending of student accommodation entitlement: 1 calendar month.
- Death of a sole tenant or co-tenant: 14 days.
Grounds depend on facts and exact statutory conditions. For example, an unremedied breach notice does not guarantee that a fixed-term tenant is released; the RTA warns that dispute resolution or an urgent QCAT application may be needed. Get tenancy advice before relying on a contested ground.
Domestic and family violence: use Form 20. The RTA states that a tenant may leave immediately but must give 7 days' notice. Seek specialist support and use the RTA's current DFV process.
How to complete Form 13
- Rental premises: copy the full rented-property address from the agreement.
- Your details: list every tenant giving notice. Add a reliable forwarding address, contact details and each required signature.
- Recipient: name the owner, manager or agent authorised to receive tenancy notices. Check the agreement and recent correspondence.
- Ground: tick one ground that accurately describes the legal basis. Do not choose an urgent ground simply to shorten the notice period.
- Issue details: record the date and method by which you give the form.
- Handover date: enter the date vacant possession will be given after allowing the minimum clear notice period and, if relevant, the fixed-term end date.
Read the declaration before signing. Save the final signed version separately from your working draft so the exact notice served can be produced later.
How to calculate the handover date
Do not count the day the notice is served. Count the required number of full, or “clear”, days beginning the next day. The tenant has the whole of the final day, until midnight. If the calculated handover day falls on a weekend or public holiday, the RTA says it moves to the next business day.
Worked example: periodic agreement
If an electronically served Form 13 is received on a Monday and 14 days applies, Tuesday is day 1 and the second Monday is day 14. The earliest handover date is the following Tuesday, subject to public holidays and valid electronic-service agreement.
Worked example: fixed-term end
A fixed term ends on 30 September and the agent receives a without-grounds Form 13 on 10 September. Fourteen clear days would finish earlier, but the agreement end date is later, so the handover date is 30 September.
For a period stated in calendar months, count to the corresponding date in the later month. End-of-month dates can be tricky; use the RTA's current notice calculator or ask the RTA to check the calculation.
Serve Form 13 and keep proof
Form 13 may be given by hand or post. Email or SMS may be used only if electronic service was agreed in the tenancy agreement. The service date is not always the date you press send or place an envelope in a post box.
- By hand: note who received it, where and when.
- By email: keep the sent email, correct attachment and delivery evidence. An email is received when it enters the recipient's server.
- By post: add the postal delivery time before the clear notice period begins. Keep a copy, lodgement receipt and tracking where available.
Ask for written acknowledgement, but do not rely on silence as proof that a disputed method was valid. If timing matters, use an agreed, provable service method and allow a margin.
If the handover date is before the fixed term ends
You can seek a written mutual termination agreement, propose a transfer, give Form 13 and accept that break-lease costs may apply, or apply urgently to QCAT for excessive hardship. A written mutual agreement should state the end date, key-return arrangements, rent and agreed costs.
For fixed-term agreements entered into on or after 30 September 2024, the RTA describes a tiered reletting-cost cap based on how much of the term has expired: four weeks' rent before 25%, three weeks from 25% to under 50%, two weeks from 50% to under 75%, and one week from 75%. The amount is the lesser of the applicable cap and rent until a new tenant starts. Different compliant terms may apply to older agreements.
See our Queensland break-lease guide and estimate your potential break-lease cost before committing to a date.
What to do after giving notice
- Arrange inspections and access in writing. While a tenant's notice is in effect, the general RTA rule limits owner or agent entry to no more than twice in a 7-day period, subject to the Act's exceptions.
- Keep paying rent until the tenancy lawfully ends.
- Clean to the required standard and repair tenant-caused damage; fair wear and tear is different.
- Complete an Exit condition report (Form 14a), take dated photographs and give the agent a copy.
- Return every key and remote as agreed and get written proof of handover.
- Apply promptly for the bond refund. Read our step-by-step bond refund guide and bond dispute guide.
Common Form 13 mistakes
- Using an old form instead of the current RTA version.
- Sending Form 13 to the RTA instead of the owner or manager.
- Counting the service day as day 1.
- Forgetting postal delivery time.
- Using email when electronic service was not agreed.
- Entering a fixed-term handover date earlier than the agreement end without a valid ground or written agreement.
- Claiming unremedied breach before the Form 11 remedy period expires.
- Failing to retain the signed form and proof of service.
- Assuming Form 13 alone cancels break-lease costs.
- Leaving without documented key return and exit-condition evidence.
Frequently asked questions
How much notice does a Queensland tenant give on Form 13?
For an ordinary general tenancy without grounds, a periodic tenant generally gives at least 14 days. For a fixed term, the handover date is generally the later of 14 days after notice or the agreement end date. Different grounds have different minimum periods.
Can I email Form 13 to the real estate agent?
Only if electronic service has been agreed in the tenancy agreement. Keep the sent message, correct attachment and delivery evidence.
Does Form 13 end a fixed-term lease early without costs?
Not by itself. Leaving before the term ends without an applicable statutory ground, QCAT order or written agreement is generally a break lease, and costs may apply.
Where do I send Form 13?
Give it to the property owner, manager or agent authorised to receive notices. Do not send it to the RTA. Keep a copy and proof of service.
Can I use Form 13 for domestic and family violence?
No. Use the RTA Notice ending tenancy interest (Form 20) and the evidence pathway specified by the RTA.
What time must I leave on the handover date?
The current Form 13 states that you intend to vacate by midnight on the handover date. Agree practical key-return arrangements with the agent in advance.
The bottom line
Download the current form, identify the genuine legal ground first, calculate clear days from valid service, and preserve proof. If you are relying on a contested ground or leaving a fixed term early, obtain advice before choosing the handover date.
Leaving before your fixed term ends?
Estimate Queensland break-lease costsGeneral information only: This article is not legal, financial, real estate or tenancy advice. Legal grounds, facts, forms, deadlines and procedures can change. Check your agreement and the current RTA form and guidance, and obtain advice for your circumstances. Last reviewed 24 August 2026.