Rooming house software for Queensland rooming accommodation.
Queensland’s rooming accommodation agreement, Form R18, filled in with your house rules and signed online. Bonds, entry notices and condition reports for every room.
Operator is $99 a month for up to 40 tenancies, with unlimited staff, and empty rooms never count. 30 days free, no card.
The agreement LeaseDock fills in.
LeaseDock fills in the RTA’s rooming accommodation agreement (Form R18), word for word, with the prescribed house rules and your own after them. The resident signs online.
Queensland prescribes the standard terms of a rooming accommodation agreement and the information Form R18 sets out (Residential Tenancies and Rooming Accommodation Act 2008 s 77, Regulation 2025 ss 16 and 17). The resident must have a copy of the agreement by the day they move in, and the signed copy within three days.
Rooming accommodation agreement (Form R18) (Residential Tenancies Authority)What LeaseDock keeps track of.
- The agreement Form R18 filled in with both sets of house rules, and signed online.
- The bond The RTA lodgement on your list from the day you record it.
- Entering a room General inspections scheduled, with the entry notice drafted for you to check and give.
- Condition reports Room by room with photos, with the move-in deadline on your list.
- Shared areas The kitchen, lounge and bathrooms set up once and included in every room’s report.
- Your team Unlimited staff, each seeing only the houses you give them.
The rules, with their sources.
What Queensland asks of you, as LeaseDock holds it. Each rule links to the page it was read on.
- The agreement
The resident must have a copy of the agreement by the day they move in, and the signed copy within three days.
Source: Residential Tenancies Authority
- Bond
It is lodged with the RTA within 10 days, as for a house.
Source: Residential Tenancies Authority
- Entering a room
Give at least 48 hours’ written notice before a general inspection. A general inspection may not be done more than once a month unless the resident agrees to more frequent general inspections. Entry should be made at a time that is reasonable to both parties.
Source: Residential Tenancies Authority
- Condition report
Where a rental bond is payable: prepare the condition report for the room and its facilities on Form R1, sign it, and give the resident a copy on or before the day they move in. Not doing so is an offence, with a maximum penalty of 20 penalty units. The resident has 7 days after moving in, or after getting the copy if that is later, to return it. You give them a copy back within 14 days.
Source: Residential Tenancies and Rooming Accommodation Act 2008 (Qld)
- House rules
The prescribed house rules in the 2025 Regulation replaced the 2009 ones on 1 September. Check that your own house rules do not conflict with them.
Source: Residential Tenancies Authority
Queensland prescribes the standard terms of a rooming accommodation agreement and the information Form R18 sets out (Residential Tenancies and Rooming Accommodation Act 2008 s 77, Regulation 2025 ss 16 and 17). Form R18 is the RTA’s form that carries them, and the house rules go with it. The resident must have a copy by the day they move in and the signed copy within three days. Confirm the version with the RTA before signing. A guide, not legal advice.
Changed lately.
- New prescribed house rules apply in rooming accommodation
The prescribed house rules in the 2025 Regulation replaced the 2009 ones on 1 September. Check that your own house rules do not conflict with them.
Questions Queensland rooming accommodation providers ask.
Does LeaseDock fill in the Queensland rooming accommodation agreement?
Yes. LeaseDock fills in the rooming accommodation agreement (Form R18), word for word, with the prescribed house rules and your own, and the resident signs online.
How much notice do I need to enter a resident’s room in Queensland?
Give at least 48 hours’ written notice before a general inspection. A general inspection may not be done more than once a month unless the resident agrees to more frequent general inspections. Entry should be made at a time that is reasonable to both parties.
Does a rooming accommodation bond go to the RTA?
Yes. It is lodged with the RTA within 10 days, as for a house.
Do I need a condition report for each room?
Where a rental bond is payable: prepare the condition report for the room and its facilities on Form R1, sign it, and give the resident a copy on or before the day they move in. Not doing so is an offence, with a maximum penalty of 20 penalty units. The resident has 7 days after moving in, or after getting the copy if that is later, to return it. You give them a copy back within 14 days.
Have the Queensland rooming house rules changed?
The prescribed house rules in the 2025 Regulation replaced the 2009 ones on 1 September. Check that your own house rules do not conflict with them.
Is this legal advice?
No. LeaseDock tracks your obligations and links each one to the rule it came from, so you can check it. Where LeaseDock has not checked a rule, it says so and gives you a reminder, never an invented date.
Try it free, beside what you have now.
Bring the rent roll. Pilot mode keeps every email to residents switched off until your team is ready. Thirty days free, no card.
Start free trial