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FORM GUIDE · QUEENSLAND

Notice to leave (Form 12): choose the ground before you choose the date.

Queensland owners and property managers use Form 12 to give a tenant notice to leave in a range of circumstances. The minimum period depends on the ground, and several grounds cannot simply be used to cut a fixed term short.

Calculate a Form 12 date →
Independent tool, official source visible. Rules were last verified 7 September 2026. Always check the current authority guidance before serving a notice.
On this pageWhat Form 12 isCurrent Form 12 notice periodsGrounds that do not end a fixed term earlyRent-arrears and breach pathsServing Form 12What to keep as evidenceCurrent official form

What Form 12 is

Form 12 is the RTA Notice to leave used by an owner or agent for recognised general-tenancy grounds. The ground written on the notice determines the timing pathway.

Current Form 12 notice periods

Periods range from immediate or seven days through fourteen days, four weeks, one month and two calendar months. The current-period table below is generated from the same rule data as the calculator.

Grounds that do not end a fixed term early

Sale, owner occupation and several property-use grounds may be constrained by the fixed-term end. A minimum period should not be mistaken for permission to end any fixed term on that date.

Rent-arrears and breach paths

Prior notices and prerequisites may matter. The calculator applies timing only after the selected ground is available; it does not decide whether the factual or procedural prerequisites were completed correctly.

Serving Form 12

Check the recipient address or electronic-service consent, allow delivery time for post and keep evidence showing what was served, how it was delivered and when.

What to keep as evidence

Keep the completed and signed notice, the version used, delivery receipt or email record, relevant consent, and any documents required by the selected ground.

Current official form

The primary source is the Residential Tenancies Authority. The source checked for this build lists Form 12 version 27 dated 1 May 2025; open the RTA page before serving to confirm the current form.

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.

GroundAgreementMinimum periodTool status
End of a fixed-term agreementFixed term2 monthsCalculated
Rent arrears after an unremedied breachFixed term / Periodic7 daysCalculated
Other unremedied breachFixed term / Periodic14 daysCalculated
Non-compliance with QCAT orderFixed term / Periodic7 daysCalculated
Property is not liveableFixed term / PeriodicImmediateCalculated
Compulsory acquisitionFixed term / Periodic2 monthsCalculated
Property has a sale contractFixed term / Periodic2 monthsCalculated
Owner or close relative intends to occupyFixed term / Periodic2 monthsCalculated
Significant repairs or renovationsFixed term / Periodic2 monthsCalculated
Planned demolition or redevelopmentFixed term / Periodic2 monthsCalculated
Change of useFixed term / Periodic2 monthsCalculated
Employment linked to the tenancy has endedFixed term / Periodic4 weeksCalculated
Student accommodation entitlement has endedFixed term / Periodic1 monthsCalculated
Accommodation or housing assistance has endedFixed term / Periodic4 weeksCalculated
Death of sole tenantFixed term / Periodic14 daysOfficial check
Property required for a State government programFixed term / Periodic2 monthsCalculated
Serious breach — public/community housingFixed term / Periodic7 daysOfficial check
Mortgagee in possessionFixed term / Periodic2 monthsOfficial check
Something else / I’m not sureFixed term / PeriodicImmediateOfficial check
PRIMARY OFFICIAL SOURCE
Residential Tenancies Authority
Open source ↗

Common questions

What is a Notice to leave (Form 12)?

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 only for the end of a fixed term?

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 is required for Form 12?

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 is the notice period for end of fixed term?

Fixed-term results depend on who gives notice and the selected ground. Some pathways cannot end the agreement before its stated end date.

What is the notice period for rent arrears?

The answer depends on the state, person giving notice, agreement type, ground and service method. Use the calculator, then check the linked official source.

Can owner occupation 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.

Can sale of the property 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.

Does the day Form 12 is served count?

No. The day the notice is served is excluded from the notice-period count.

What happens if the final day falls on a public holiday?

For covered Queensland rules, a period ending on a weekend or applicable public holiday moves to the next business day.

How does post affect the date?

Post changes the service calculation. Queensland requires enough time for delivery; supported NSW termination paths add seven working days before the notice period begins.

Where is the latest Form 12?

Open the RTA source linked on this page immediately before serving the notice so you use the current form version.

What if the ground is not in the calculator?

NSW landlords must use a current permitted ground. The calculator does not offer a generic no-grounds landlord path.