A Queensland rental is the tenant's home, but the property manager or owner can enter for reasons allowed by law. The key question is not simply whether notice was sent. The reason, form, minimum notice, permitted time and frequency must fit together.
In this guide 9 sections
Quick answer: routine inspections require at least seven days' notice. Most repairs, maintenance, valuations and property viewings require at least 48 hours. The notice is normally given in writing on Entry notice, Form 9. Limited exceptions allow entry without notice.
General information only: This guide focuses on ordinary Queensland general tenancies. Rooming accommodation and some moveable dwelling rules differ. Domestic and family violence circumstances can involve extra privacy protections. This is not legal or tenancy advice.
Queensland entry notice periods at a glance
| Reason for entry | Usual minimum notice | Important limit |
|---|---|---|
| General inspection | 7 days | Generally no more than once every 3 months unless the tenant agrees |
| Repairs or maintenance | 48 hours | Remote-area shortage exception may apply |
| Check completed repairs | 48 hours | Entry must occur within 14 days after the work was completed |
| Check a significant breach was fixed | 48 hours | Entry must occur within 14 days after the Form 11 remedy date |
| Install, maintain or replace smoke alarms | 48 hours | Separate safety duties still apply |
| Safety switch work | 48 hours | State the actual purpose on the notice |
| Show a prospective purchaser | 48 hours | Form 10 sale notice and reasonable spacing rules apply |
| Show a prospective tenant | 48 hours | A Form 12 or Form 13 must also have been given |
| Valuation | 48 hours | Entry must be for the stated purpose |
| Reasonable belief the property is abandoned | 48 hours | Different steps apply to ending for abandonment |
| Tenant agrees | At the agreed time | Agreement is for that entry and time |
Entry without Form 9 may be permitted in an emergency, where the owner or manager reasonably believes entry is necessary to protect the property from imminent damage, or where the tenant verbally agrees. A moveable dwelling park agreement and remote-area repair exception can also create different results.
A Form 9 should answer more than “inspection”
The current Entry notice is Form 9, version 20 dated 13 November 2025. It identifies who is entering, the property, the permitted reason, the date and the relevant time information. If the notice is incomplete or the reason does not match what is proposed, ask for clarification promptly and in writing.
- The form is for your property and tenancy.
- The stated reason is one permitted by the Act.
- The minimum notice period has been allowed, including delivery time.
- The proposed date and time fit the entry rules.
- The people entering are identified where the form requires it.
- Any connected notice, such as Form 10, Form 12 or Form 13, has been given.
When a notice is posted, delivery time must be allowed before the statutory notice period is counted. Do not assume the date printed on the form is the date it was legally received.
When can entry occur, and must the tenant be present?
Entry must generally occur between 8 am and 6 pm, Monday to Saturday. Entry outside those hours, including Sunday or a public holiday, requires the tenant's agreement.
For a general inspection, the property manager or owner must specify a time or a two-hour window and enter within it. Current RTA guidance also applies a two-hour entry window to the owner or manager when renting or selling the premises. The window controls when entry starts, not necessarily when the task must finish. It does not apply in the same way when a tradesperson or valuer attends without the owner or manager.
A tenant does not usually need to be home for a lawful entry. The RTA recommends arranging a time when the tenant can be present, but absence alone does not cancel a valid notice. If presence is important because of a pet, disability, work, security or other practical issue, explain that early and propose reasonable options.
Entry frequency and quiet enjoyment
The owner or manager must take reasonable steps to allow the tenant quiet enjoyment, including reasonable peace, comfort and privacy. At the same time, lawful entry can be used for inspection, maintenance and management purposes.
- General inspections cannot normally occur more than once every three months unless the tenant agrees.
- Repeated purchaser or prospective-tenant viewings must have a reasonable interval.
- After a Notice to leave, Form 12, or Notice of intention to leave, Form 13, takes effect, entry is generally limited to no more than two times in any seven-day period.
The post-notice limit has exceptions for entry by mutual agreement, smoke alarm compliance, safety switch compliance, and protecting the premises or contents from imminent or further damage. Treat the two-entry rule and the ordinary notice requirement as separate checks.
If the property is being sold or re-let
Before entry to show a prospective purchaser, the tenant must receive a Notice of lessor's intention to sell premises, Form 10, before or with the Form 9. A prospective buyer must not enter unaccompanied unless the tenant agrees.
An open house or on-site auction requires the tenant's written agreement. Photographs that show the tenant's possessions may be used for advertising only with the tenant's written agreement. A standard 48-hour viewing notice is not the same as consent to an open house or permission to publish images of personal belongings.
To show the property to a prospective tenant, the current tenant must have given Form 13 or received Form 12, and at least 48 hours' notice of entry is still required.
Practical tool: the five-point entry notice audit
| Check | Question | Record |
|---|---|---|
| 1. Reason | Is the stated purpose permitted and specific? | Form 9 reason and any related form |
| 2. Delivery | When and how did the notice reach you? | Email timestamp, hand-delivery time or envelope |
| 3. Minimum time | Does the reason require 7 days, 48 hours or agreement? | Your date calculation |
| 4. Appointment | Is the date, entry time or required window clear? | Proposed date, window and attendees |
| 5. Frequency | Was the last similar entry too recent, or is a Form 12 or 13 limit active? | Entry log for the last 3 months |
Keep a simple entry log even when there is no dispute. Record notices received, actual attendance, who entered, purpose, arrival time and any agreement to change the appointment.
What to do if an entry notice appears wrong
- Respond before the proposed entry. Identify the exact problem, such as insufficient notice, wrong time, missing Form 10 or excessive inspection frequency.
- Propose a workable correction. Offer lawful dates or ask for a corrected notice. Keep the response factual.
- Do not obstruct a clearly lawful entry without advice. Refusal can create a separate dispute. The issue may be resolved by changing the appointment or clarifying who will attend.
- Formalise an ongoing breach if needed. A tenant may use Notice to remedy breach, Form 11, where they believe the owner or manager is breaching the agreement or quiet enjoyment obligations.
- Use the dispute path. RTA dispute resolution can assist. Entry disputes are also listed by QCAT as urgent tenancy matters, so obtain advice about the appropriate path and evidence.
Suggested wording: “I received Form 9 on [date] for entry on [date]. I am concerned it does not allow the required [7 days or 48 hours] for the stated purpose. Please withdraw it and issue a corrected notice. I can make the property available on [reasonable options].”
Frequently asked questions
How much notice is required for a routine inspection in Queensland?
A property manager or owner generally must give at least seven days' notice using Form 9. A general inspection generally cannot occur more than once every three months unless the tenant agrees.
How much notice is required for repairs or maintenance?
The usual minimum notice is 48 hours. Limited exceptions apply, including emergencies, protecting the property from imminent damage, and certain remote-area repair circumstances.
Can an agent enter if the tenant is not home?
Yes, if there is a lawful reason and the required notice and other entry rules have been followed. The tenant does not generally have to be present unless presence is part of an agreed arrangement.
Can a Queensland agent hold an open house without permission?
No. The RTA says an open house or on-site auction may only be held if the tenant agrees in writing.
Can a tenant refuse every valid entry notice?
A tenant should not simply obstruct a lawful entry. If there is a problem with timing, reason or notice, contact the property manager before the entry and propose a practical solution. RTA dispute resolution or QCAT may be available if the dispute continues.
Do entry limits change after notice to end the tenancy?
Yes. While a Form 12 or Form 13 is in effect, entry is generally limited to no more than two times in any seven-day period. Specific exceptions apply.
The bottom line
Check every proposed entry against five things: reason, delivery, notice period, appointment details and frequency. Raise a problem early, propose a lawful alternative and keep an entry log. Privacy rights and legitimate property access both depend on the correct process.
Has a notice to leave or intention to leave already been issued?
Read the Queensland Form 13 guideGeneral information only: This article is not legal, privacy or tenancy advice. Forms, notice periods and procedures can change. Check the current Act and RTA guidance, and obtain advice for your circumstances. Last reviewed 1 October 2026.