Refund of rental bond (Form 4)

The RTA holds rental bonds and may only pay them out under Chapter 2, Part 3, Division 3 of the Residential Tenancies and Rooming Accommodation Act 2008 (Qld). An application for payment must be in the approved form, which is Form 4 or the online equivalent, and can only direct payment to the lessor or a contributor to the bond (s 125). If everyone on the bond and the lessor sign the same application, the RTA pays as directed (ss 127, 131). If only some sign, the RTA notifies the others, who have 14 days to lodge a dispute resolution request (ss 136, 136A). The RTA cannot pay out while a notice to leave or notice of intention to leave is still running (s 139). Tenants leaving because of domestic and family violence use Form 4a instead.

When you need it

• The tenancy has ended: the notice ending it has expired, or the tenants have vacated without a notice.
• The bond needs to be reduced because the weekly rent has decreased.
• The lessor or agent is claiming some or all of the bond for unpaid rent, damage or other breaches, or the tenant is asking for the bond back without the lessor's signature.

1. 1

   Section A: bond details

   Enter the rental bond number and property address (with room number for rooming accommodation). Tick why you are applying (notice expired, vacated, or bond decreased) and give the date. Answer whether the agreement ended early and, optionally, the reason. Enter the total bond held by the RTA.

2. 2

   Section B: each tenant

   For each tenant give full name as on their ID, date of birth, contact details, forwarding address, email (tick to receive notices by email), the amount they are to receive, and their Australian bank account (BSB and account number). If an amount is blank, that person should not sign. Use a second form if there are more than 4 tenants.

3. 3

   Section C: property manager or owner

   Give the name, RTA ID, contact details, the amount claimed and the bank account, and set out the details of the claim.

4. 4

   Check the totals and sign

   The individual amounts in Sections B and C must add up to the total bond in Section A. Each person signs and dates beside their own details. Do not use correction fluid, and have everyone sign any alteration to the amounts.

• Lodge online through RTA Web Services or post the signed original to RTA, GPO Box 390, Brisbane QLD 4001. Do not email the form; the RTA does not accept emailed or photocopied forms.
• If everyone signs and agrees, the RTA pays as directed; the RTA says this usually takes 2 to 3 working days.
• If not everyone signs, the RTA releases undisputed amounts, holds the rest and sends a notice of claim to those who did not sign. They have 14 days after receiving it to make a dispute resolution request (s 136A). If conciliation fails, a party has 7 days after the RTA's notice to apply to QCAT (s 136B).
• A lessor or agent who claims on the bond, or disputes a tenant's claim, must give the tenant supporting evidence (such as receipts, quotes or rent records) within 14 days. Failing to do so is an offence (s 136AA).

• Do not lodge before the handover day on the notice to leave or notice of intention to leave; the RTA cannot pay until then (s 139).
• Tenants should never sign a refund form with the amounts left blank. Sign only once the amounts beside your name are filled in and agreed.
• If a tenant still owes money on a Department of Housing bond loan, the RTA pays that amount to the department first (s 138).
• Include a forwarding address. If there is none, RTA notices go to the last known address, which may be the property you have left.