How to Take a Tenant to QCAT for Unpaid Rent (Landlord’s Guide)

When a tenant stops paying rent in Queensland, you cannot change the locks or evict them yourself. You must issue the correct notices and, if the tenant does not remedy the breach or vacate, apply to the Queensland Civil and Administrative Tribunal (QCAT) for orders.

This guide walks Queensland landlords through the process: from the first missed payment to lodging a QCAT application for unpaid rent and termination.

When rent is considered unpaid

Rent is due on the date specified in the tenancy agreement. If the tenant has not paid by the end of that day, the rent is in arrears.

Under Queensland law, you can take action once rent is seven days overdue. The seven-day threshold applies whether the tenant pays weekly, fortnightly, or monthly.

Example: Rent is due every Monday. The tenant does not pay on Monday 3 March. By Monday 10 March (seven days later), you can issue a notice to remedy breach.

Do not accept partial payments without documenting the arrangement in writing. Accepting part of the arrears without a formal agreement can complicate your QCAT application later.

Issue a Notice to Remedy Breach (Form 11)

The first formal step is to issue Form 11 — Notice to remedy breach. This notice gives the tenant seven days to pay the outstanding rent in full.

What to include:

• The tenant’s name and rental property address
• The exact amount of rent owing
• The date the rent was due
• A statement that the tenant has seven days to pay the full amount or the tenancy may be terminated
• Your contact details

How to serve the notice:

• Hand it to the tenant personally
• Leave it in the tenant’s mailbox at the rental property
• Post it to the tenant’s forwarding address (if they have abandoned the property)
• Email it if the tenancy agreement allows electronic service

Keep proof of service. Take a photo of the notice in the mailbox, keep the email receipt, or have a witness present when you hand-deliver it.

What happens next:

• If the tenant pays the full amount within seven days, the breach is remedied and the tenancy continues
• If the tenant does not pay, you can issue a Notice to leave (Form 12)

Issue a Notice to Leave (Form 12)

If the tenant does not pay within seven days of receiving the Form 11, you can issue Form 12 — Notice to leave for breach of the tenancy agreement.

The Form 12 gives the tenant seven days’ notice to vacate. It must state:

• The reason for termination (non-payment of rent)
• The date by which the tenant must leave
• Reference to the earlier Form 11

You cannot skip the Form 12 for unpaid rent. Under the Residential Tenancies and Rooming Accommodation Act 2008, QCAT can end a tenancy for an unremedied breach when a notice to leave was given and the tenant failed to leave. Applying for a termination order without a notice to leave is only available on other grounds, such as repeated breaches or serious breach.

If the tenant vacates after receiving the Form 12, you do not need to go to QCAT. You can seek a payment order for the outstanding rent separately as a residential tenancy dispute: lodge a dispute resolution request with the Residential Tenancies Authority (RTA) first, and apply to QCAT only once the RTA issues a Notice of Unresolved Dispute.

Gather your evidence

Before applying to QCAT, collect all documents that prove the tenancy, the arrears, and your compliance with notice requirements.

Essential evidence:

• Tenancy agreement — signed by both parties, showing the rent amount and due dates
• Rent ledger — a complete record of rent due, rent paid, and arrears over time
• Form 11 — the notice to remedy breach you issued
• Proof of service — photo, email receipt, or witness statement confirming the tenant received the Form 11
• Form 12 — the notice to leave and proof of service
• Bank statements or payment records — showing when rent was paid (or not paid)
• Any correspondence — emails, text messages, or letters where the tenant acknowledged the debt or made promises to pay

If the tenant made partial payments or you agreed to a payment plan that was later breached, include those records as well.

Apply to QCAT

If the tenant has not vacated by the handover day in the Form 12, you apply to QCAT, within 14 days after that day, for:

1. An order terminating the tenancy
2. A payment order for the unpaid rent (and any other amounts owing, such as water charges or damage beyond the bond)

How to apply:

• Complete the residential tenancy application form on QCAT’s website, online or in person at a QCAT registry
• Select “Residential tenancy dispute” as the matter type
• Specify the orders you are seeking (termination and payment)
• Attach all supporting documents (tenancy agreement, rent ledger, notices, proof of service)
• Pay the application fee (check the QCAT website for the current fee)

QCAT will schedule a hearing. You and the tenant will both be notified of the date, time, and location.

What happens at the QCAT hearing

QCAT hearings are less formal than court, but you must still present your case clearly.

What to bring:

• All documents you submitted with your application
• Extra copies for the tribunal member and the tenant
• A summary of the rent arrears (a simple table showing dates, amounts due, amounts paid, and the total owing)
• Any new evidence (for example, if the tenant made a payment after you lodged the application)

What the tribunal member will consider:

• Whether you issued the correct notices and followed the required timeframes
• Whether the tenant was given a reasonable opportunity to remedy the breach
• The tenant’s explanation (if they attend)
• Whether termination and a payment order are appropriate

If the tenant does not attend, QCAT can make orders in their absence based on your evidence.

Common tenant defences:

• The rent was paid (they will need to provide bank records proving this)
• The property was uninhabitable, so they withheld rent (they will need to show they reported urgent repairs and you failed to act)
• You did not serve the notices correctly
• They have since paid the arrears

If the tenant raises a valid defence, QCAT may adjourn the hearing to allow both parties to provide more evidence, or it may dismiss your application.

QCAT orders you can expect

If QCAT is satisfied you followed the correct process and the tenant breached the agreement, it will typically make orders including:

Termination order: The tenancy is terminated as of a specified date (usually 7-14 days from the hearing date). The tenant must vacate by that date.

Payment order: The tenant must pay the outstanding rent, plus any other amounts owing (water charges, urgent repairs you paid for, tribunal fees). QCAT will offset the bond if it has not yet been claimed.

Possession order: If the tenant does not vacate by the termination date, you can apply for a warrant of possession, which allows the police to remove the tenant and their belongings.

QCAT does not enforce payment orders. If the tenant does not pay, you must enforce the order separately through the Queensland Magistrates Court or a debt collection agency.

After the QCAT order

If the tenant vacates on time:

• Inspect the property and document any damage beyond fair wear and tear
• Lodge a bond claim through the RTA for unpaid rent and damage (up to the bond amount)
• If the debt exceeds the bond, enforce the QCAT payment order through the Magistrates Court

If the tenant does not vacate:

• Apply to QCAT for a warrant of possession
• The Queensland Police Service will attend the property and supervise the eviction
• You can dispose of any goods left behind in accordance with the RTA’s abandoned goods process

If the tenant pays the arrears before the termination date:

QCAT’s order stands. The tenant must still vacate unless you agree in writing to continue the tenancy (not recommended if there is a history of non-payment).

Checklist before applying to QCAT

Before you lodge your application, confirm:

• Rent was at least seven days overdue when you issued the Form 11
• You issued the Form 11 correctly and have proof of service
• Seven days passed and the tenant did not pay
• You issued a Form 12 and have proof of service
• You have a complete rent ledger showing all payments and arrears
• You have the signed tenancy agreement
• You are seeking realistic orders (termination + payment of actual arrears, not penalties)

If any of these steps were skipped or done incorrectly, QCAT may dismiss your application and you will need to start again.

How Claim Done helps Queensland landlords

Applying to QCAT requires the right forms, the right evidence, and the right legal framing. Claim Done’s Tribunal Application service prepares your QCAT application in about 5 minutes, with a witness statement. You attach your own evidence and lodge QCAT’s form yourself.

You tell us about your tenancy agreement, rent ledger, and notices. Our Programmatic Algorithms draft the application, the summary of arrears, and the orders you are seeking. You review, approve, and lodge it with QCAT yourself.

What you get:

• Your application document, drafted for you to file with QCAT
• Summary of rent arrears formatted for tribunal use
• Flat fee, no subscription, done in about 5 minutes

Prepare your QCAT application in about 5 minutes and take back control of your rental property.

Frequently Asked Questions

How long does a QCAT unpaid rent application take?

QCAT’s website gives its current timeframe for tenancy hearings. If the tenant does not dispute the claim, the hearing may take 15-30 minutes. If they raise defences, it may take longer or require an adjournment.

Can I evict a tenant without going to QCAT?

No. In Queensland, only QCAT can make a termination order, and only the police (acting on a warrant of possession) can physically remove a tenant. Self-help evictions are illegal and can result in fines or a claim for damages by the tenant.

What if the tenant pays the rent after I apply to QCAT?

QCAT’s termination order still stands. The tenant must vacate by the date specified in the order unless you agree in writing to continue the tenancy. Accepting late payment does not automatically revive the tenancy once QCAT has made an order.

Can I claim more than the bond amount for unpaid rent?

Yes. QCAT can make a payment order for the full amount of rent arrears, even if it exceeds the bond. You claim the bond through the RTA for amounts up to the bond value, and enforce the QCAT order separately for any balance owing.

What happens if the tenant does not attend the QCAT hearing?

QCAT can make orders in the tenant’s absence if you have provided sufficient evidence. This is common in unpaid rent cases. The tribunal will review your documents and, if satisfied, make the termination and payment orders you requested.