Form 9: Entry notice

Who sends or completes it?

The property manager or owner gives it to the tenant before a planned entry.

When is it used?

For a lawful entry such as an inspection, repair, valuation or showing.

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.

Start with the reason for entry

Form 9 tells a tenant that the property manager or owner intends to enter. Read the stated reason before looking only at the proposed date. Inspection, routine repair, smoke-alarm work, valuation, a sale, a prospective tenant and an emergency can have different notice rules. The person attending and the purpose should match the reason written on the form.

Check the property address, date, time window and delivery method. Keep the original notice and the email or portal record that delivered it. If the notice is incomplete, ask a short written question and suggest a practical alternative time where the proposed entry would cause a genuine problem.

Compare the notice period with the current table

The RTA’s current Form 9 page shows the minimum period for each reason. A routine inspection generally has a different period from routine repairs, and an emergency can be entered without ordinary notice. Do not apply the inspection rule to every visit. Check whether the agreement is a general tenancy, rooming accommodation or a moveable dwelling before counting.

The rule is about lawful entry, not merely whether a calendar date appears on a form. If the notice was posted, the sender may need to allow for delivery time. If the proposed day is too soon, write the exact dates you received and calculated and ask the manager to reissue or confirm the lawful basis.

Understand the time window and your practical choices

A tenant normally needs to provide reasonable access for a valid entry, but the notice should still give a reasonable time or window. You can ask for a change when the appointment conflicts with work, medical care, a child’s needs or a safety concern. Offer alternatives and keep the request cooperative; refusing every lawful entry can create a separate breach issue.

You do not have to leave valuables, medication or private papers exposed. Put sensitive items away and keep pets secured if the notice involves tradespeople. If you need to be present, say so in writing and ask who will attend. Never physically block a lawful entry; use the RTA dispute-resolution pathway if the disagreement continues.

Record what actually happened on the day

Make a simple log of the arrival time, departure time, people present, reason given and any work completed. Photograph a new defect before a repair begins and keep the work order or invoice if one is provided. A factual entry log helps when the notice says ‘inspection’ but the visit becomes an unrelated viewing or repeated access.

If no one attends, keep the notice and note that the entry did not occur. Ask whether a new notice will be issued rather than assuming the old form covers a different day. If the property is damaged during entry, report it promptly with photographs and distinguish the visitor’s actions from a pre-existing issue.

Watch frequency after an ending notice

After a Form 12 or Form 13 has been issued, special limits can apply to entry frequency for viewings. An open house generally needs the tenant’s agreement, while individual viewings still need the correct process. Keep a calendar of every proposed and completed entry, including cancelled visits, so a repeated-access concern can be described precisely.

If entry becomes excessive or intimidating, make one clear written request that identifies the dates and the impact on quiet enjoyment. Ask for a viewing schedule that groups reasonable appointments. Contact the RTA or QSTARS if self-resolution fails, and contact police if an immediate safety threat—not merely a tenancy disagreement—develops.