Glossary.

AS 3786

The Australian Standard for smoke alarms — every alarm in a residential property must comply.

Australian/New Zealand Standard 3786:2014 sets the technical requirements for smoke alarms used in homes — including photoelectric vs ionisation sensing, 10-year service life, and audible-alarm levels.

Bond — also: Rental bond, Security deposit

Money the tenant pays at the start of the lease, held by the state bond authority as security.

Maximum bond is typically 4× weekly rent (varies by state). Held by the bond authority — not the landlord. Released at end-of-tenancy on either both parties signing the matching refund form, or via tribunal decision.

Bond claim

A landlord's itemised claim against the bond at end-of-tenancy.

Must be specific (per-line description), supported by evidence (photos, quotes, invoices), and reasonable (apportioned for fair wear and tear). Tribunals adjudicate disputed claims.

Capital works deduction — also: Div 43

ATO deduction for the building structure + structural improvements, claimed at 2.5% over 40 years.

Most residential dwellings constructed after 17 July 1985 qualify. Includes major renovations during ownership. Adds to the cost base for capital gains.

Condition report — also: Entry condition report, Exit condition report

Room-by-room record of the property's state at entry and at exit.

The entry report is the document the exit report is compared against — the foundation of every bond claim. Without one, contested claims usually go in the tenant's favour.

Div 40 — also: Division 40, Plant and equipment

ATO deduction for separately-identifiable depreciating assets (carpet, A/C, dishwasher, etc.).

Each item has a published effective life (carpet ~10y, oven ~12y, A/C ~10y). Post-2017 rules: residential landlords can generally only claim Div 40 on NEW assets bought specifically for the rental — second-hand items at acquisition are excluded.

Div 43 — also: Division 43, Capital works

See Capital works deduction.

Effective life

The ATO-published useful life of a depreciating asset for Div 40 purposes.

Carpet ~10 years, oven ~12 years, dishwasher ~10 years, A/C ~10 years, hot water service ~12 years. Determines the annual depreciation rate.

Fair wear and tear

Deterioration that arises from normal use over time — landlord wears the cost.

Distinct from "damage". Carpet wear in high-traffic areas, paint fading, hinges loosening, light scuffs from furniture all count as fair wear and tear. Stains, holes, gouges, and broken fixtures count as damage.

Fixed-term tenancy

A tenancy with a set end date — typically 6 or 12 months.

Cannot be ended early without grounds (breach, sale, owner moving in, demolition, etc.). Rolls to periodic at the end date if neither party gives notice.

Form 11 (QLD) — also: Notice to Remedy Breach

RTA-issued notice when the tenant has breached the agreement (most commonly for rent arrears).

For rent arrears, can be served once arrears are at least 7 days. Tenant has 7 days from deemed receipt to remedy. If unremedied, the landlord can serve a Form 12.

Form 12 (QLD) — also: Notice to Leave

RTA-issued notice ending a tenancy.

Notice period depends on the ground (2 months for end-of-fixed-term, 7 days for unremedied breach, etc.). The handover day must be at or after deemed-receipt + minimum-notice.

Form 18a (QLD) — also: General tenancy agreement

RTA-issued residential tenancy agreement template — the official lease form in Queensland.

Form 1a (QLD)

RTA-issued entry condition report form.

Form 9 (QLD) — also: Entry notice

RTA-issued entry notice — required to enter the property during a tenancy (with limited exceptions).

Notice periods vary by reason: routine inspection 7 days, repairs 24 hrs (with reasonable notice), open house 24 hrs etc. RealWorks calls this "Form R18" — that's wrong; the official RTA reference is Form 9.

Handover day

The date stated on a Notice to Leave by which the tenant must vacate.

Must be at or after deemed-receipt of the notice plus the statutory minimum notice for the ground.

Initial repair

Work to fix damage that existed when the property was acquired.

NOT deductible as a repair under ATO rulings (TR 97/23). Treated as capital — added to the cost base for capital gains. Sometimes deductible under Div 43 instead — ask your accountant.

Interconnected smoke alarms

Smoke alarms wired (or wirelessly linked) so that when one sounds, all sound.

Required in all Queensland rental properties since 1 January 2022. Increases the chance of early detection in a multi-storey or large home.

Lessor

The landlord — the person who grants the tenancy.

Used in the RTRA Act (QLD). Other states use "landlord" or "rental provider".

NCAT — also: NSW Civil and Administrative Tribunal

NSW tribunal handling residential tenancy disputes.

Notice to Leave

See Form 12 (QLD). Equivalents in other states.

Notice to Remedy Breach

See Form 11 (QLD). Equivalents in other states.

Periodic tenancy

A tenancy with no fixed end date — runs week to week or month to month.

Either party can give notice to end it (with the statutory notice period). In QLD, "without grounds" termination is only available on periodic tenancies, not within a fixed term.

Photoelectric smoke alarm

A smoke alarm that detects visible smoke particles by light scattering.

Required in QLD rental properties (alongside hardwired or 10-year sealed battery and interconnected). Better at detecting smouldering fires than ionisation alarms.

QCAT — also: Queensland Civil and Administrative Tribunal

QLD tribunal handling residential tenancy disputes — applications under the RTRA Act.

RealWorks

A property management software vendor — sometimes called "RealWorks Form X" colloquially.

Their form numbering is internal to their software. The official, legally-correct form numbers are issued by the RTA (in QLD) and equivalent regulators in other states. Always cite the RTA/regulator number, not the RealWorks number.

RTA — also: Residential Tenancies Authority

The Queensland regulator administering the RTRA Act and the bond.

Phone 1300 366 311. Issues all official forms. The first stop for QLD landlord and tenant queries.

RTRA Act — also: Residential Tenancies and Rooming Accommodation Act 2008

The Queensland Act governing residential tenancies.

Source of obligations on lessors and tenants. Section references in this glossary point at this Act unless stated otherwise.

Service (of a notice)

How a legal notice is delivered to the recipient.

In-person same-day, post = 7 days deemed receipt, email only with prior written consent. Notice periods run from deemed receipt, not from the date you signed the notice.

Special term

A clause in the tenancy agreement beyond the standard terms.

Can't override the Act — e.g. you can't contract out of the tenant's right to a clean property. But can add things like "tenant to maintain garden", "no pets", "no smoking indoors".

Term (of a tenancy)

The duration of a fixed-term tenancy.

Typically 6 or 12 months in Australia. End of term is one of the most common grounds for ending a tenancy (with 2 months notice in QLD).

TR 97/23

ATO ruling on initial repairs — clarifies they're capital, not deductible repairs.

VCAT — also: Victorian Civil and Administrative Tribunal

Victorian tribunal handling residential tenancy disputes.

Water charging

Passing on water-usage charges to the tenant.

Conditional in most states — typically requires the property to be water-efficient, separately metered, and the lease to provide for it. In QLD, "water-efficient" means meeting the standard set by the Building Code of Australia for taps, showerheads, and toilets.