Form 12: Notice to leave

Who sends or completes it?

The property manager or owner gives it to the tenant.

When is it used?

To end a tenancy on a lawful ground with the required notice.

Read the entire form, including its notes and timeframes. The correct next step can depend on your agreement type, the stated reason, how the document was delivered and what has already happened.

Identify the ground and the agreement type

Form 12 is used by a lessor or agent to tell a tenant to vacate on a stated ground. Read the ground, the agreement type and the proposed date together. The same notice period does not apply to an end-of-fixed-term notice, rent arrears, a general breach, a sale, owner occupation, non-liveability or a tribunal-order issue.

A tenancy agreement is a legally binding contract that can end only in the ways allowed by the legislation, the agreement or a tribunal order. Do not assume an agent can end a fixed term early simply by selecting a box. Save the complete form, every attachment and the message or envelope that shows when it was served.

Check the date and service method

Compare the proposed handover date with the current RTA minimum-notice table. When a notice is posted, the sender needs to allow for mail delivery. A date that appears to give two months may not do so if the form was received later than the issue date. Write a timeline with issued, sent, received and proposed-end dates.

Do not alter the form or sign an acknowledgement that says you agree with the ground unless you understand it. A signature acknowledging receipt is not necessarily an agreement to leave earlier, but the wording matters. Ask the agent to confirm the tenancy end date and any agreed arrangements in a separate email.

Fixed-term notices can run past the printed lease date

For an end-of-fixed-term Form 12, the RTA explains that the notice can be given up to the day before the term ends, but the minimum notice period still applies. The resulting vacate date can therefore be later than the date written as the end of the agreement. Check the current form notes rather than assuming the lease date automatically controls.

A ground marked with an asterisk may not end a fixed term early. The agreement can finish on the later of the fixed-term end date or the end of the notice period, unless both parties agree in writing to an earlier date. Keep any early-ending agreement precise about rent, keys, bond and claims.

Plan inspections and viewings after notice

After a Form 12 is issued, entry-frequency limits can apply. Individual viewings still need the required notice and a reasonable time, while an open house generally needs the tenant’s agreement. Ask for a proposed schedule and keep a record of every entry request, cancellation and completed visit.

Cooperate with lawful access while protecting quiet enjoyment and personal safety. Secure medication, identity documents and valuables before a viewing. If the reason on the form does not match what visitors are doing, raise the mismatch in writing and seek RTA or QSTARS guidance rather than confronting visitors at the door.

If you think the notice is wrong

Reply in writing with the specific issue: wrong ground, wrong agreement type, insufficient notice, incorrect service date, missing detail or an earlier written agreement. Ask what outcome you want, such as a corrected notice or confirmation that the existing date will stand. Keep paying rent and following the agreement while the issue is assessed unless qualified advice says otherwise.

Some matters are urgent or can proceed to QCAT without the usual sequence; others may need RTA dispute resolution first. A Form 12 that threatens immediate loss of housing deserves prompt individual advice. Do not rely on a forum post or a generic calculator to decide whether you must leave.

A practical date example

Imagine a fixed term ending on 14 November and a Form 12 for the end of the fixed term being given on 13 November. The RTA’s example shows that a minimum two-month period can make the actual vacate date at least 13 January. The printed agreement date is not the only date to calculate; the notice ground and service date change the result.

Write your own dates in a table and compare them with the current RTA form page. If the notice affects a child’s schooling, a disability support arrangement, safety or an imminent move, tell the adviser those practical facts. They can change which remedy or timeframe is relevant.