Lease/sub-lease (Form 7)

A lot, or part of a lot, may be leased by registering an instrument of lease (Land Title Act 1994 (Qld) s 64). The lease must be validly executed, describe the land or part leased well enough to identify it, and acknowledge the rent or other consideration; a lease of part of a lot is identified by a sketch, building lease plan or survey plan as the Registrar requires (s 65). A lease signed after a mortgage is registered binds the mortgagee only if the mortgagee consents before registration (s 66), and an unregistered lease is not invalid merely because it is unregistered (s 71). Form 7 version 8 commenced on 17 September 2025 and added a new Item 9 in which the lessor confirms how the lease relates to any earlier leases of the same premises.

When you need it

• A lessor and lessee want a lease of Queensland freehold land, a building or part of a building, or a water allocation recorded on the title.
• A lessee under a registered lease is granting a sub-lease (insert the head lease's dealing number in Item 4).
• A new lease is replacing or running alongside an existing registered lease of the same premises; Item 9 must say which (LTPM [7-2110]).
• To extend or change an existing registered lease, use a Form 13 Amendment instead, provided the initial term has not ended.

1. 1

   Lodger panel and Items 1 to 3: parties and land

   Complete the lodger details. Item 1 is the lessor's full name and any capacity (for example 'as trustee'; for a sub-lease, the head lessee). Item 2 is the lot on plan description and title reference of only the lots the leased area affects. Item 3 is each lessee's full name, tenancy (and shares for tenants in common) and 'as trustee' if applicable; no Trust Details Form is needed for a lessee (LTPM [7-4010] to [7-4030]).

2. 2

   Items 4 and 5: interest and premises

   Item 4 is 'fee simple' or 'water allocation', plus the head lease dealing number for a sub-lease. In Item 5 always complete the lease extent ('Whole of the land', 'Part of the land', 'Whole of a building' or 'Part of a building') and the land description (you cannot write 'see item 2'). For part of the land insert 'Lease [identifier] on SP [number]'; for buildings complete the designation, level, identifier and sketch reference exactly as on the sketch. Delete the starred statements that do not apply.

3. 3

   Item 6: term

   Insert the commencement and expiry dates in full (for example 16/10/2026) and/or the events on which the lease starts or ends, written out (not 'refer to schedule'). Insert the option periods, for example '2 x 3 years', or 'Nil' (LTPM [7-4060]).

4. 4

   Items 7 and 8: lease details and terms

   Item 7 is the rent or other consideration (or 'See Schedule'), the lease type and the total area or volume. Item 8 is the dealing number of any registered standard terms document and/or the attached Form 20 Schedule of terms; delete what does not apply.

5. 5

   Item 9: previous leases

   Search the title first. If the new lease conflicts in premises or term with an existing lease of the same interest type, keep the statement or statements that explain the conflict; if there is no conflict, only statement 2 or 6 can apply. Rule through or delete the rest (LTPM [7-4090]).

6. 6

   Item 10: grant and execution

   Each lessor and lessee signs with an original wet signature in front of a witness listed in Schedule 1 of the Land Title Act 1994 (such as a JP, commissioner for declarations or lawyer), who must comply with section 162. Use a Form 20 Enlarged Panel if there are more parties than signing spaces.

• Industry professionals can lodge a Form 7 electronically through an electronic lodgment network (Form 7 (electronic) commenced on 8 December 2025) where the inclusions apply. A lease is not a required instrument under the eConveyancing mandate, so eLodgement or paper lodgement by post to Titles Queensland, GPO Box 1401, Brisbane Qld 4001 is also available.
• Lodge only one copy of the lease. The initial term must not have expired when it is lodged. Lodgement fees are payable (LTPM [7-2001]); check the current fee with the fee calculator.
• Lease duty does not apply to a lease whose term commences on or after 1 January 2006 (LTPM [7-0060]).
• Deposit any consents and approvals on a Form 18: a mortgagee's consent if you want the lease to bind the mortgagee (not required for registration), and planning body approval where required, for example for a lease of part of a lot for more than ten years including options (LTPM [7-0040], [7-0050]).

• A lease prepared on Form 7 version 7 or earlier is accepted only if at least one execution is dated before 1 July 2026 and the extra Item 9 requirements are met (a Form 20 Enlarged Panel or Form 20 Lease Declaration). New leases should be on version 8 (LTPM [7-2001-1]).
• Only the initial term and the first option period are recorded on the title (LTPM [7-0030]).
• Titles Queensland publishes a Form 7 checklist and a Form 20 Enlarged Panel for Item 9 on its forms page; use them to avoid requisitions.