Renting in Australia — 100 FAQs with Answers
Understanding the Rental Market
How does the rental market work in Australia?
Rental properties are typically listed online 1–4 weeks before becoming available. The tenant (or a third-party acting on the tenants behalf i.e. a relocation agent) inspects and applies for the property. Applications are usually processed the following business day and sent to the landlord who chooses a tenant. The tenant must pay a bond (usually 4-6 weeks, held in a government trust account) and rent in advance before signing a lease agreement. Lease agreements are usually for 12 months initially with the option to renew or roll onto a month-to-month periodic lease.
Do I need to pay a letting fee or agent commission?
No – all agent commissions and management fees are paid by the landlord, not the tenant.
Why is demand for rentals so high in major Australian cities?
Population growth, high construction costs, housing shortages, and low vacancy rates contribute to high demand, particularly in cities like Sydney, Melbourne, Brisbane, and Perth.
Is it hard to rent a property in Australia as a foreigner?
It can be challenging due to competition, the need for in-person inspections, and the requirement to provide strong documentation. Working with a relocation agent can greatly improve your chances.
What’s the difference between a fixed-term lease and a periodic lease?
A fixed-term lease has a defined end date (e.g. 12 months), while a periodic lease continues month-to-month until terminated by either party. As a tenant, you are entitled to more rights on a fixed-term lease.
Are short-term leases common in Australia?
Short-term leases (3–6 months) exist but are less common and usually tied to owner-occupied properties being leased temporarily while the owners are away travelling. This means if you lease one of these properties, you will likely need to vacate as soon as the lease comes to an end.
Are furnished rentals available in Australia?
Yes, but they are less common and more expensive than unfurnished properties. Furnished properties are better suited for short-term stays. If you’re staying for at least one year, it’s usually much more cost effective to buy second-hand furniture off Facebook Marketplace than it is to lease a furnished property.
When are properties usually listed before becoming available?
Properties are typically listed 1–4 weeks before their vacancy date. Tenants are not legally required to allow inspections until 14 days prior to the lease end date, although some may allow access earlier by agreement. Landlords prefer tenants who can move in quickly as they still incur mortgage costs when the property is empty.
Can I rent a property without inspecting it?
Most agents will not accept an application unless you or a third party have inspected the property, due to the risk of unmet expectations.
Can I rent a home before I arrive in Australia?
Yes, that’s what we’re here for! We can inspect properties, take photos/videos, provide honest feedback, and handle the application process on your behalf, timing a lease start date up with your arrival date so you can move straight in when you arrive.
Why do real estate agents prefer working with relocation agents?
Relocation agents provide vetted, serious applicants and help streamline the process, saving time and reducing risks for agents.
What are off-market property listings?
These are rental properties not publicly advertised. Relocation consultants often gain early access to these via agent relationships.
Should I lease or buy a property?
If you’re new to Australia, we strongly recommend leasing first – even if your goal is to buy. Renting in your preferred area gives you time to settle in, understand the neighbourhood, and avoid making a rushed or expensive mistake. You can always buy once you're confident in your long-term plans.
Rental Costs & Budgeting
How much rent should I budget for in Australia?
A general guideline is that rent should not exceed one-third of your total combined take-home income. You can use the ATO’s Simple Tax Calculator to work out your take-home salary.
What upfront costs are involved when securing a rental?
You’ll need to pay a holding deposit (usually 1-2 weeks), bond (4-6 weeks), and rent in advance (usually one month). These vary slightly by state.
What is a holding deposit?
A small payment (often one week’s rent, or two in some states) to reserve the property while lease paperwork is prepared. It’s usually applied to your first rent.
Is the holding deposit refundable?
Yes, if the landlord decides not to proceed. If the tenant backs out, it may be forfeited.
What is a rental bond and how much is it?
It’s a security deposit held by the government, usually equal to 4-6 weeks’ rent (depending on the state), and refunded at the end of the lease minus any damages.
How is rent in advance calculated?
Rent in advance is based on the agreed payment frequency – usually 2 weeks or 1 month. It’s due before you move in.
Is monthly rent the same as 4 weeks' rent?
No. Monthly rent is calculated as: ((weekly rent / 7) x 365) / 12.
Can landlords request more than one month’s rent in advance?
In most states, no. There are legal limits – usually up to 1 month unless the rent is over a certain threshold.
Rental Application Process
What documents are required for a rental application in Australia?
You’ll typically need photo ID (passport), visa details, proof of income (employment contract or payslips), references (personal and professional), rental history (if applicable), and bank statements.
What happens if I forget a document in my application?
Your application may be discarded. Agents receive dozens of applications and often only process complete ones.
How many platforms are there to submit rental applications?
There are four main platforms: 1Form, Ignite (Realestate.com.au), Snug, and Tenant Options. Some agents also use their own custom forms.
Will not having an Australian rental history hurt my chances?
It can, but strong documentation and a well-written application can overcome this. Agents often trust relocation consultants’ screening process, so working with one can significantly increase your chances of being approved.
Can I use international references on my rental application?
Yes – agents prefer local references but will accept overseas ones if clearly formatted and contactable.
Can I get a rental without a job in Australia?
It’s possible, but keep in mind you’ll be competing with local applicants often with a dual income and Australian rental history. You’ll need to show significant savings or other income sources. A relocation consultant can help position your application to maximise your chances of success.
Should I include a personal cover letter in my application?
Yes – it helps humanise your application, introduce your circumstances, and explain why you’d be a reliable tenant.
Do landlords prefer no-pet applicants?
The laws have recently changed in favour of pet owners, however when landlords are faced with two equal applicants – one with a pet and one without – they will most likely choose the tenant without a pet. Therefore, it is paramount to ensure your application is as strong as possible if you are wanting to secure a rental with a pet.
Can a relocation consultant complete the rental application for me?
Yes we can! We can help compile documents, write a compelling cover letter, and liaise with agents to ensure a professional, complete application.
Location & Suburb Selection
How do I choose the right suburb in Australia?
Consider demographics of the residents, commute times, school catchments, access to transport, amenities, lifestyle preferences, and your budget. Think about proximity to beaches, parks, nightlife, restaurants, family activities, and general neighbourhood vibe. Your relocation agent can help guide you on which suburbs would best suit you and your lifestyle.
What is a school catchment zone?
It’s the geographic boundary determining which public school your child can attend. You must live within the zone to enrol. If you want to send your child to a particular public school, you must rent a property within that school’s catchment.
Are there suburbs popular with specific nationalities or expat communities?
Yes. Many cities have areas known for particular communities – a relocation agent can help match you with familiar surroundings if that’s important to you.
What’s the best time of year to find a rental in Australia?
Early in the year (Jan–March) sees more listings, but also more competition. The rental market softens over the winter market with less people moving and picks up again towards Christmas. The real estate agencies close over the Christmas and New Years break, and competition around this time is fierce. Your relocation consultant can help you navigate timing to ensure your move runs smoothly.
Searching for Rentals
What websites can I use to search for rental properties?
The most reliable sites are realestate.com.au and domain.com.au. Other websites tend to have expired or out-of-date listings.
Are all listings on realestate.com.au and domain.com.au current?
Not always. Often it will appear like there are a lot of properties available. Legally, listings must be taken down or listed as ‘deposit taken’ once a deposit has been paid, however this rule isn’t heavily enforced and often agents will leave old listings up for extra exposure for their agency and to generate leads.
Why do properties get leased so quickly in Australia?
Because demand exceeds supply – especially in major cities. Well-priced, well-located properties are snapped up fast. Most properties are leased out within one week of being listed (or even a few days!)
Why do many expats use relocation agents instead of searching themselves?
Because they can’t attend inspections in person (if they are wanting to secure a rental from off-shore) and don’t know local market dynamics. Relocation agents provide hands-on support, speed, and strategy. We also have long established relationships with local agents who trust our vetting process and know we make their job easier by being involved in the process. This makes a big difference and helps you get approved for your preferred property.
Understanding Lease Terms, Your Rights and Responsibilities
What is a condition report?
It’s a document completed at the beginning of the lease that details the property’s condition. It’s used to assess damage at the end of the lease.
What happens if I need to break a lease early?
You’ll likely be liable for break-lease fees, including rent until it’s re-leased, and advertising or administration costs. These fees vary state to state and it’s best to check the state’s government website for the most up-to-date information.
What is fair wear and tear?
It’s normal deterioration from everyday use – like worn carpets or faded paint – and cannot be deducted from your bond. Damage results from misuse, negligence, or accidents (e.g. broken windows, stained carpets). Landlords can deduct costs for this.
What rights do tenants have in Australia?
You have the right to a safe, habitable home, privacy, quiet enjoyment, reasonable notice before entry, and fair handling of repairs and bond refunds.
What are my responsibilities as a tenant?
Pay rent on time, maintain the property, notify the landlord of issues, follow the lease, and return the property in good condition.
How much notice must a landlord give before increasing rent?
Usually 60 days, and rent increases are only allowed once per year in periodic leases. Fixed-term leases can only have rent increases if the lease specifically states it. Otherwise, rent increases can only occur at renewal.
What can be deducted from my bond?
Any unpaid rent, cleaning costs, missing keys or remotes, cost of removing goods left behind and any damage to the property caused by misuse, negligence, or accidents – e.g. holes in walls, stained carpets, broken blinds. Landlords cannot deduct for fair wear and tear (such as faded paint or worn carpet). All deductions must be reasonable, and if there’s a dispute, the matter can be resolved through your state’s tenancy tribunal.
Utilities and Services
Are utilities included in rent?
Usually not unless specifically stated. Tenants are generally responsible for paying electricity, gas, internet, and water usage. Council rates and strata fees are covered by the landlord. specifically states it. Otherwise, rent increases can only occur at renewal.
Is garden and pool maintenance included in the rent?
Not always – it depends on the property and lease agreement. If maintenance is included, it will be clearly stated in the rental listing or lease; otherwise, tenants are usually responsible.
What details do I need to set up utilities?
Your rental address, move-in date, full name, contact details, and date of birth.
Can relocation agents help set up utilities?
Yes. We will coordinate utility setup for your move-in date at no extra charge.
Using a Relocation Agent
What does a relocation agent do?
A relocation agent is your personal advocate and expert guide for every step of your move to Australia. Instead of navigating a new country, competitive rental market, and endless paperwork alone, they take the stress off your plate and handle it all for you.
From identifying the perfect suburb based on your lifestyle, commute, and budget – to shortlisting suitable properties, attending inspections on your behalf, negotiating with agents, and preparing a standout rental application – your relocation agent does the legwork to get you approved. They also organise utility connections, review your lease, guide you through the bond process, and ensure you walk into a secure, ready-to-live-in home from the day you arrive.
In short? They save you time, money, and stress – while giving you a huge advantage in Australia’s fast-moving rental market.
How much does it cost to hire a relocation agent?
It varies by service package, but it's often much less than what you’d spend on temporary accommodation if you did it yourself. Plus, you won’t have the stress of having to spend your weekends rushing around to inspections and you’ll be able to enrol your kids in school straight away.
Can a relocation agent save me money?
Yes – temporary accommodation costs in Australian major cities are very expensive. A relocation agent helps save you money by securing a long-term rental before you arrive, and helps you avoid costly mistakes like missing out on properties due to incomplete applications or choosing the wrong suburb.
Why do real estate agents prefer relocation consultants?
They provide fully vetted applications, professional communication, and take the guesswork out of selecting a tenant. Agents trust relocation consultants because they streamline the process and reduce the risk of lease issues or early terminations.
How does the home search process work with Relocation Services Australia?
We provide personalised, one-on-one support to help you find and secure your ideal home based on your budget, lifestyle, commute, and school needs. Your consultant shortlists properties, attends inspections on your behalf, and submits a professionally packaged application – then liaises with agents, reviews your lease, and organises utility setup so everything’s ready for move-in day.
Can a relocation consultant inspect homes for me?
Yes, your consultant will attend inspections, take comprehensive videos/photos of the property and surrounding street, and provide honest feedback on noise, traffic, light, and property condition.
Will they help me understand lease agreements?
Yes. They review lease terms, highlight red flags, and walk you through bond lodgement and condition reports.
Can I use a relocation consultant if I already arrived in Australia?
Yes. Whether you’re here or still overseas, a relocation consultant can assist you with your property search and setup.
What’s the difference between a relocation agent and a real estate agent?
Real estate agents work for the landlord. Relocation agents work for you – the tenant – to ensure you find the best property and are fairly represented.
Do relocation consultants help with visa or immigration advice, pet transfers or removals coordination?
Not all do, but here at Relocation Services Australia we work closely with trusted partners and pride ourselves in being a one-stop-shop to ensure your move to Australia is a success!
How can I get started with Relocation Services Australia?
Submit your enquiry here and our team will be in touch with you shortly to discuss your move!