Which Form 18a - General Tenancy Agreement Template Should I Use?
Comparing the Form 18a Templates available on ADL Online
Last updated: July 2025
If you're preparing a residential tenancy agreement in Queensland using ADL Forms Online, it's important to choose the correct version of Form 18a – General Tenancy Agreement based on the nature of your lease. ADL provides four tailored versions to suit common scenarios.
What Are the Different Versions?
| Form Code | Form Name | Use Case |
|---|---|---|
| AU-QLD-RE-PM-T26 | Form 18a – General Tenancy Agreement (Standard RTA Form only) | Basic version with only the required RTA terms |
| AU-QLD-RE-PM-T28 | Form 18a – General Tenancy Agreement with ADL Additional Items and Terms (Standard) | Standard residential tenancy |
| AU-QLD-RE-PM-T45 | Form 18a – General Tenancy Agreement with ADL Additional Items and Terms (Letting Only) | Agent is responsible for letting, but not managing the property |
| AU-QLD-RE-PM-T46 | Form 18a – General Tenancy Agreement with ADL Additional Items and Terms (Long Term Lease) | Residential lease longer than 12 months or with more detailed conditions |
Each version includes the official RTA Form 18a, and most also contain customised ADL Additional Items and Terms tailored to that specific leasing context.
Which One Should I Choose?
✅ AU-QLD-RE-PM-T26 – General Tenancy Agreement
(Standard RTA Form only)
Best for: Minimalist agreements with no additional clauses beyond legislative requirements.
What’s included:
-
Only the standard RTA Form 18a terms and conditions
-
No ADL Additional Terms
Why choose it?
Use this if you prefer a simple agreement without any enhanced clauses or customisation.
✅ AU-QLD-RE-PM-T28 – General Tenancy Agreement with ADL Additional Items and Terms (Standard)
Best for: Most leases under 12 months with standard management arrangements.
What’s included:
-
Core tenancy terms (rent, bond, utilities)
-
ADL Special Terms for general use
Why choose it?
Ideal for agents or landlords managing typical residential leases.
✅ AU-QLD-RE-PM-T45 – General Tenancy Agreement with ADL Additional Items and Terms (Letting Only)
Best for: When the agent’s role is limited to finding a tenant, and the landlord manages the lease thereafter.
What’s included:
-
Terms that clarify the agent’s limited obligations
-
Clauses ensuring the handover to the landlord is clear
Why choose it?
Use this when your service is limited to tenant placement only.
✅ AU-QLD-RE-PM-T46 – General Tenancy Agreement with ADL Additional Items and Terms (Long Term Lease)
Best for: Tenancy periods 12+ months, or where special terms (e.g. rent reviews, maintenance schedules) are needed.
What’s included:
-
Comprehensive long-term clauses
-
Flexibility for changes over time
Why choose it?
Designed for longer-term stability, this form gives structure to more complex lease arrangements.
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