Queensland Form 12
The form for ending a tenancy, with the ground and the notice its state requires.
Form 12 is the Queensland form for ending a tenancy, with the ground and the notice its state requires.
Ending a tenancy — the lessor uses a Notice to Leave (Form 12) with an approved reason; ending at the end of a fixed term needs at least 2 months' notice
Always take the current version from Residential Tenancies Authority (RTA) — a superseded form can be refused, and the wording changes more often than the rule does. Last verified 1 August 2026.
When you can serve it
Ending a tenancy — the lessor uses a Notice to Leave (Form 12) with an approved reason; ending at the end of a fixed term needs at least 2 months' notice.
The timing in detail: Ending a tenancy in Queensland.
Getting it right
- Serve it the way the Act allows, and count the notice from when the tenant receives it — not from the date you wrote on it. Post adds days.
- Use the current version from the regulator. Ours is the rule, not the PDF.
- Keep proof of service. A correctly worded notice you cannot prove you served is the same as no notice.
- If the tenant fixes the problem inside the period, the notice has done its job and does not go further.
General information, not legal advice — the disclaimer at the foot of this page applies.
How LandlordMate handles it
LandlordMate tracks whether Form 12 is even available yet — the arrears day count, the notice window, the eligibility date — and generates it against the tenancy when it is, so the dates on the form are the dates the rule produced rather than ones you worked out twice.