Why the ground matters
Form 12 is not a single “two-month notice” rule. Current RTA guidance lists different periods for the end of a fixed term, breaches, sale, owner occupation, repairs, redevelopment and other situations.
Fixed-term restrictions matter too
Several grounds cannot be used simply to cut a fixed term short. Where a verified constraint applies, the calculator uses the later relevant date.
Before you serve the notice
Confirm the correct ground, any required prior steps, the minimum period, the recipient’s service details and the current Form 12 version. The source checked for this build lists version 27 dated 1 May 2025.
Current notice periods at a glance
This table is generated from the same versioned rule data as the calculator. Complex or redirect pathways are labelled for an official check.
| Ground | Agreement | Minimum period | Tool status |
|---|---|---|---|
| End of a fixed-term agreement | Fixed term | 2 months | Calculated |
| Rent arrears after an unremedied breach | Fixed term / Periodic | 7 days | Calculated |
| Other unremedied breach | Fixed term / Periodic | 14 days | Calculated |
| Non-compliance with QCAT order | Fixed term / Periodic | 7 days | Calculated |
| Property is not liveable | Fixed term / Periodic | Immediate | Calculated |
| Compulsory acquisition | Fixed term / Periodic | 2 months | Calculated |
| Property has a sale contract | Fixed term / Periodic | 2 months | Calculated |
| Owner or close relative intends to occupy | Fixed term / Periodic | 2 months | Calculated |
| Significant repairs or renovations | Fixed term / Periodic | 2 months | Calculated |
| Planned demolition or redevelopment | Fixed term / Periodic | 2 months | Calculated |
| Change of use | Fixed term / Periodic | 2 months | Calculated |
| Employment linked to the tenancy has ended | Fixed term / Periodic | 4 weeks | Calculated |
| Student accommodation entitlement has ended | Fixed term / Periodic | 1 months | Calculated |
| Accommodation or housing assistance has ended | Fixed term / Periodic | 4 weeks | Calculated |
| Death of sole tenant | Fixed term / Periodic | 14 days | Official check |
| Property required for a State government program | Fixed term / Periodic | 2 months | Calculated |
| Serious breach — public/community housing | Fixed term / Periodic | 7 days | Official check |
| Mortgagee in possession | Fixed term / Periodic | 2 months | Official check |
| Something else / I’m not sure | Fixed term / Periodic | Immediate | Official check |
Residential Tenancies Authority
Common questions
What is Form 12 in Queensland?
The answer depends on the state, person giving notice, agreement type, ground and service method. Use the calculator, then check the linked official source.
How much notice does a landlord need to give in Queensland?
The answer depends on the state, person giving notice, agreement type, ground and service method. Use the calculator, then check the linked official source.
Is Form 12 always two months?
No. Queensland Form 12 periods vary by ground. Two calendar months is one group of rules, not a universal period.
Can Form 12 end a fixed term early?
Fixed-term results depend on who gives notice and the selected ground. Some pathways cannot end the agreement before its stated end date.
How much notice applies to rent arrears after an unremedied breach?
The answer depends on the state, person giving notice, agreement type, ground and service method. Use the calculator, then check the linked official source.
What if the notice period ends on a weekend or public holiday?
For covered Queensland rules, a period ending on a weekend or applicable public holiday moves to the next business day.
Can Form 12 be sent by email?
Email can be used only where the relevant electronic-service consent and address requirements are satisfied. Keep evidence of service.
What if Form 12 is served by post?
Post changes the service calculation. Queensland requires enough time for delivery; supported NSW termination paths add seven working days before the notice period begins.
Can an owner and tenant agree to an earlier end date?
The parties may agree in writing to end earlier where the official guidance permits. Keep the written agreement.
What if the reason I need is not listed in the calculator?
The tool returns “needs official check” rather than borrowing a period from a similar ground. Use the linked official source.