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Queensland renter guide

QLD Entry Condition Report (Form 1a): A Step-by-Step Guide for Renters

You've got the keys. Before you unpack, there's one form that can protect your bond when you move out. Here's what it is, when it's due, and how to fill it in properly.

Last checked 8 October 2026 against RTA and Tenants Queensland information (Form 1a version 20, 2 October 2026). General information only, not legal advice.

What is Form 1a?

Form 1a is the official Queensland Entry Condition Report for general tenancies (houses, units and townhouses). It records what the property is like when you move in, room by room, including inclusions like blinds, appliances and furniture.

The property manager or owner fills in their side first. For each item, they note whether it's clean, undamaged and working. Then it's your turn. You go through the same list and agree or disagree with each item, adding your own comments.

It matters because when you move out, the Exit Condition Report (Form 14a) is compared with it. You're expected to leave the property in the same condition as when you moved in, apart from fair wear and tear. If a mark was already there and it's written on your entry report, it's much harder to blame you for it.

Your 7-day deadline

You must return the completed, signed report within 7 days of the later of:

  • the day you moved in, or
  • the day you received the copy.

Once you return it, the property manager or owner must send you a signed copy within 14 days. If it doesn't arrive, ask for it in writing (email is fine) and keep that email.

Seven days goes quickly when you're moving. The easiest approach is to do the walk-through on your first day, before boxes and furniture hide anything.

How to fill it in, step by step

  1. Go room by room, before you unpack. Empty rooms show everything. Take the form with you and add extra pages if you run out of space.
  2. Read the owner's comment for each item. If you agree, mark it. If you don't, write what you actually see.
  3. Be specific. "Wall marked" is vague. "Two black scuff marks on the wall left of the door, about hand height, each about 5 cm" is clear.
  4. Note every mark, stain, chip and bit of damage. Even small marks can become a point of disagreement later.
  5. Test things that should work. The RTA suggests checking windows, locks, taps and hot water, appliances, air conditioning, lights, smoke alarms, and the pool filter and heating if there are any.
  6. Write down the meter readings. The RTA strongly advises recording them at the start and end of the tenancy.
  7. If you disagree with the owner's description, say so in your comments and talk to the property manager about it.
  8. Sign it, return it within 7 days, and keep a copy. Take a photo of every page before you hand it back.

Want a guided checklist on your phone? RentRecord helps you photograph and record each room as you go. The inspection is free, with an optional A$9.95 Evidence Pack PDF.

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Photos: the part most people skip

The form is written words. Photos show exactly what the words mean. The RTA recommends taking photos when you move in, and gives an example where dated photos helped a renter defeat a bond claim.

Tips for photos that actually help:

  • One wide shot of each room first, then close-ups of anything damaged.
  • Get close and put something in the frame for size, like a coin or a ruler, so the size of a mark is clear.
  • Use good light. Open blinds and turn lights on. Dark photos hide the damage you're trying to show.
  • Photograph the clean and working things too: the oven, the carpet, the bathroom grout. It shows how they looked when you got them.
  • Keep the original photo files. They store the date they were taken. Don't rely only on screenshots or edited copies.
  • Keep the photos with the report so you can find them in a year, when you move out.

When you move out

At the end of the tenancy, an Exit Condition Report (Form 14a) is filled in and compared with your entry report.

If the property manager or owner asks for part of your bond and you haven't agreed, the RTA sends you a Notice of claim. You have 14 days to respond. If you don't respond in time, the bond is paid out as the property manager asked.

Separately, the property manager or owner must give you their supporting evidence within 14 days of making a claim or dispute. These are two different deadlines. Don't wait for their evidence before you respond to the Notice of claim. Check the dates on the notice and act straight away.

This is when your entry report and photos matter most. If you can show a mark was there on day one, you have a much stronger case.

Make the walk-through easier

RentRecord guides you room by room on your phone. You photograph and note anything you find, then keep it all in one organised Evidence Pack to go with your Form 1a. The inspection and save file are free. The Evidence Pack PDF is an optional A$9.95. No app, no account, and your photos stay on your phone.

Start your free inspection

RentRecord supports your entry inspection. It doesn't replace the official Form 1a. You still need to complete and return that.

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