From 1 September 2026, Queensland rooming accommodation providers should ensure their displayed and issued house rules reflect Schedule 7 of the Residential Tenancies and Rooming Accommodation Regulation 2025.
The short answer
From 1 September 2026, the transitional period for the former prescribed house rules ends and the prescribed rules in Schedule 7 of the Residential Tenancies and Rooming Accommodation Regulation 2025 (Qld) apply.
This should not be described as an entirely new rooming-accommodation regime. The Residential Tenancies Authority has explained that the 2025 Regulation mainly clarifies existing obligations. However, providers should still check that the house-rules document they display, give to prospective residents and rely on in day-to-day management reflects the current prescribed rules.
The most important distinction is between:
- prescribed house rules, set by the Regulation; and
- additional rules made by the provider, which must stay within the subjects permitted by the Act and follow the statutory rule-change process when residents are already in occupation.
If a provider also amends, replaces or adds its own rule, section 270 of the Residential Tenancies and Rooming Accommodation Act 2008 generally requires written notice to each resident at least seven days before the proposed commencement date. Whether a purely statutory transition, with no provider-made change, separately triggers that process is not expressly stated in the official material reviewed for this article. Providers should obtain advice before assuming that one procedure fits every property.
Why 1 September 2026 matters
The 2025 Regulation commenced on 1 September 2025. Its transitional section 45 continued the prescribed rules in Schedule 5 of the expired 2009 Regulation until the end of 31 August 2026.
The RTA states that, from 1 September 2026, the prescribed house rules in the 2025 Regulation apply. The change is therefore about the prescribed rule set that governs covered rooming accommodation, rather than a new right for providers to write any rule they consider convenient.
For operators, the practical risk is often version control. An outdated composite sheet may mix:
- the former prescribed wording;
- current Schedule 7 wording;
- property-specific rules made by the provider;
- special terms from a Rooming accommodation agreement (Form R18); and
- informal operational directions that may not qualify as valid house rules.
Those categories should be separated before a provider issues a notice, asks residents to sign anything new or relies on a rule in a breach process.
What does Schedule 7 cover?
Schedule 7 sets out prescribed rules dealing with seven areas.
1. Residents’ and guests’ behaviour
Residents must not interfere with the reasonable peace, comfort or privacy of other residents. They must also ensure that their guests do not do so.
2. Maintenance of rooms
Residents must maintain their rooms in a way that does not interfere with the reasonable comfort of others or create a fire or health hazard. Intentional or reckless damage to rooms or facilities is also prohibited.
3. Common areas
The provider must take reasonable steps to keep common areas and their facilities safe, clean and in good repair. The prescribed rule recognises that an agreement may address cleaning, while residents and their guests must leave common areas clean and tidy after use.
The property’s house-rules document should clearly identify the common areas to which the rule applies.
4. Guests
Residents must ensure their guests are aware of the house rules for the premises.
5. Quiet enjoyment
The provider must take reasonable steps to ensure residents have quiet enjoyment of their rooms and common areas. The provider must not enter residents’ rooms except as permitted under the Act.
This wording is important. “Quiet enjoyment” is not simply a rule against noise. It also concerns reasonable peace, comfort, privacy and freedom from improper interference.
6. Door locks and keys
Residents must not tamper with or change a door lock. Schedule 7 also recognises that a resident may request a change to the lock securing their room under section 251 of the Act. Residents must not copy keys without the provider’s permission.
7. Animals
Residents must not keep an animal at the premises without the provider’s permission, subject to the stated exception for a working dog. Other provisions of the Act concerning requests and grounds for refusing pets may also need to be considered.
What additional rules can a provider make?
Section 268 permits a provider to make additional house rules about specified subjects, including:
- use of shared facilities;
- parking;
- alcohol or illegal drug use;
- smoking;
- noise;
- pets; and
- guests.
A provider-made rule only has effect as a house rule if it is consistent with the prescribed rules, the provider’s obligations and residents’ rights under the Act, and—where residents are already present—is made through the applicable rule-change process.
This means a rule should not be assessed only by asking whether it seems operationally reasonable. The provider should also ask:
- Does the Act permit a house rule about this subject?
- Is the wording consistent with Schedule 7?
- Does it conflict with privacy, access, pet, guest or quiet-enjoyment rights?
- Was the correct notice and objection process followed?
- Is the rule accurately reproduced in the displayed and resident copies?
Blanket prohibitions on guests, pets or access to facilities may require particular care. Their validity depends on the exact wording, the statutory framework and the facts of the accommodation.
When is seven days’ notice required?
Under sections 269 and 270, a “rule change” includes making a new house rule or amending, revoking or replacing an existing house rule.
Before a provider makes such a change, the provider must generally give each resident a written notice that:
- sets out the proposed change;
- states the proposed commencement date;
- tells residents they may object; and
- explains how an objection may be made.
The notice must generally be given at least seven days before the proposed commencement date. A person who becomes a resident less than seven days before that date is dealt with separately under section 270(2)(b).
The official sources clearly apply this procedure to a rule change made by a provider. They do not expressly state that the automatic expiry of the transitional prescribed rules, without any provider-made amendment, is itself a provider’s “rule change”. If the provider is also revising a composite document, adding operational rules or changing existing property-specific wording, the safer course is to identify each change and obtain advice on the required procedure.
How can residents object?
A resident who considers a proposed rule change unreasonable may object in writing before the proposed commencement date. The notice should identify the resident, state the objection and explain why the proposed change is considered unreasonable.
If the provider receives objections from at least the prescribed number of residents, the proposed change does not take effect on the proposed date. For this purpose, the prescribed number is the lesser of:
- 10 residents; or
- half of the total number of residents.
The provider may then apply to QCAT for an order declaring the proposed change reasonable, subject to the statutory timeframe and requirements. Residents may also apply to QCAT concerning an existing house rule under section 274.
Do existing residents need to sign a new Form R18?
The RTA’s transition guidance states that existing agreements entered into before 1 September 2025 remain valid and that a new tenancy agreement is not required merely because the new Regulation commenced.
That does not mean providers should ignore their current documents. The better practical approach is to review:
- the existing Form R18;
- attached house rules;
- special terms;
- cleaning arrangements;
- any pet, guest, noise, smoking or parking rules;
- what is displayed at the premises; and
- the version previously given to each resident.
Whether a particular resident should receive a replacement copy, acknowledgement or variation will depend on what is being changed. Providers should avoid stating that every existing resident must automatically re-sign a new agreement unless there is a separate legal or contractual reason.
Displaying and giving copies of the rules
The Act requires a provider or agent to give a prospective resident a copy of the house rules before entering into the rooming accommodation agreement.
The provider or agent must also ensure a copy of the house rules is displayed at all times in a place where residents are likely to see it.
From a compliance and evidence perspective, providers should retain:
- a dated master copy of the rules;
- a change log distinguishing prescribed and provider-made rules;
- copies of notices given to residents;
- the proposed commencement date;
- any objections received;
- evidence of the version displayed; and
- the rule set provided with each new agreement.
Provider checklist before relying on a house rule
Before changing or enforcing a rule, check the following:
- Identify the rule type. Is it prescribed by Schedule 7 or made by the provider?
- Confirm the subject is permitted. Provider-made rules must stay within section 268 and any prescribed subject.
- Check consistency. The rule must not conflict with prescribed rules, provider obligations or resident rights.
- Review the wording. Avoid blanket wording that may exceed what the Act permits.
- Follow the correct process. If the provider is making a rule change, prepare the section 270 notice and objection instructions.
- Update every controlled copy. Check the displayed rules, resident copies, Form R18 attachments and operational manuals.
- Preserve evidence. Keep dated versions, notices, acknowledgements and objections.
- Review enforcement before issuing a breach notice. Confirm that the relied-on rule is valid, current and applicable to the alleged conduct.
Frequently asked questions
What changes on 1 September 2026?
The transitional continuation of the former Schedule 5 prescribed rules ends on 31 August 2026. From 1 September 2026, the prescribed house rules in Schedule 7 of the 2025 Regulation apply.
Is this a completely new set of rooming-accommodation obligations?
It should not be described that way. The RTA says the 2025 Regulation provides clarity around existing obligations and does not introduce major new obligations in this area. Providers must nevertheless ensure that the version they use reflects the current prescribed rules.
Must every existing resident sign a new Form R18?
The official transition guidance does not say that a new agreement is required merely because the Regulation changed. Whether another document or acknowledgement is appropriate depends on the existing agreement and what the provider proposes to change.
Does a provider always need to give seven days’ notice on 1 September?
Section 270 clearly requires notice before a provider makes a rule change. The official sources reviewed do not expressly say that the statutory transition alone is a provider-made rule change. If any property-specific rule is being added, amended, revoked or replaced, the notice requirements should be assessed before the change is implemented.
Can a provider prohibit all guests or pets?
Providers may make rules about guests and pets, but those rules must remain consistent with the prescribed rules and residents’ rights under the Act. Blanket rules should be reviewed against the exact statutory provisions and circumstances.
What happens if enough residents object?
If written objections are received from the lesser of 10 residents or half of all residents before the proposed commencement date, the proposed provider-made change does not take effect on that date. The provider may have a time-limited QCAT pathway.
Must the rules be displayed?
Yes. The provider or agent must ensure a copy is displayed at all times in a place at the premises where residents are likely to see it. Prospective residents must also be given a copy before the agreement is entered into.
How Ensure Legal can assist
Providers should be careful not to mix prescribed rules, property-specific rules and operational preferences in one document without checking the legal basis and change process.
Ensure Legal can assist Queensland rooming accommodation providers to review Form R18 documents, house-rules sheets, special terms, cleaning arrangements and proposed notices before rules are changed or relied upon in an enforcement process.
If you are reviewing your house rules for 1 September 2026, contact Ensure Legal before issuing revised documents or acting on an uncertain rule.
Important information
This article provides general information only and does not constitute legal advice. Rooming accommodation coverage, the validity of a rule and the procedure required depend on the legislation, the agreement, the wording of the rule and the particular facts. Obtain advice for your circumstances before making or enforcing a rule.
Primary sources
- Residential Tenancies Authority — House rules in rooming accommodation fact sheet
- Residential Tenancies Authority — Upcoming changes to Queensland tenancy regulation and RTA forms
- Residential Tenancies and Rooming Accommodation Act 2008 (Qld), ss 266–276
- Residential Tenancies and Rooming Accommodation Regulation 2025 (Qld), s 45 and sch 7
