Entry notices and routine inspections

Check the reason, time and notice

Read the entry notice as a document: who issued it, the address, the reason for entry, the proposed date and the time or time window. The notice needed depends on why entry is proposed.

The minimum period for many entries increased from 24 to 48 hours from 1 May 2025. Some grounds have different rules, so check the current RTA table before relying on a general rule.

If the proposed entry causes a problem

Respond promptly and in writing. Explain the practical issue and suggest reasonable alternatives. A tenant cannot simply ignore a valid notice, but entry also cannot be used to harass or unreasonably interfere with quiet enjoyment.

Different reasons have different notice periods

Do not treat 48 hours as a universal rule. Routine repairs, many repair checks, valuations and individual viewings commonly use at least 48 hours, while a routine inspection generally requires seven days unless another time is agreed. A routine inspection also generally cannot occur within three months of the previous routine inspection. Emergency entry and entry by agreement work differently.

Use the reason printed on Form 9 and compare it with the current table on the form or RTA page. If the stated reason does not match what happens at the property, write down the details. A notice for repairs should not silently become an unrelated inspection or open house.

Check the form and proposed time

A Form 9 should identify the premises, reason, day and proposed entry time or permitted window. Unless the tenant agrees, entry is generally not permitted on Sundays or public holidays, before 8 am or after 6 pm. When only the property manager or owner is entering, the current form asks for a two-hour period during which entry will commence.

Keep the notice exactly as received and note the delivery method. If the notice period seems short, respond promptly with your calculation and a link to the current RTA table. Suggest a compliant alternative if you can. A written alternative is more useful than simply saying that the time is inconvenient.

You do not usually have to be home

A valid entry does not normally depend on the renter being present. If you want to attend, ask whether the time can be adjusted, but do not assume absence cancels the notice. Secure private papers, medication and valuables, and make reasonable arrangements for any approved pet without obstructing lawful entry.

The person entering must still respect the purpose and the renter's quiet enjoyment. Record concerns factually: who attended, arrival and departure time, which areas were accessed and what occurred. Avoid covert recording without first checking the law that applies to the recording and its use.

Open houses and individual viewings

A renter does not have to agree to an open house. If there is no agreement, the property manager or owner can arrange individual viewings using the proper entry process, generally with a separate Form 9 and at least 48 hours' notice for each entry. The entry must still be at a reasonable time.

Once either side has served a Form 12 or Form 13 ending notice, the RTA says entry is generally limited to no more than two times in a seven-day period, subject to listed exceptions such as entry by mutual agreement and certain smoke-alarm obligations. Keep a calendar of notices and actual visits so frequency can be checked accurately.

When entry becomes unreasonable

Repeated, unannounced or off-purpose entry may interfere with quiet enjoyment even when individual visits are described as necessary. First set out the pattern in writing and ask for the legal reason, notice and proposed solution. Include dates rather than labels such as ‘constant harassment’; a chronology is easier for the other party, the RTA and QCAT to assess.

Do not physically confront a visitor or create a safety risk. If someone enters without authority and there is an immediate threat, prioritise safety and contact police where appropriate. For an ongoing tenancy dispute, seek RTA or QSTARS guidance about self-resolution, Form 11, dispute resolution and any QCAT option.

A simple entry-notice checklist

Ask six questions: Is this the right form for my agreement? Is the reason lawful and specific? Was enough notice given? Is the day and time permitted? Has the routine-inspection or post-ending-notice frequency limit been respected? Does the person who will enter match the notice or have authority? Save the answers with the notice.

Rules can differ for rooming accommodation, moveable dwellings, emergencies and agreed entry. This guide focuses on general tenancies, so use the RTA page for the correct accommodation type when the paperwork is different.