Finding a house with growing children can be a challenge, especially when you encounter rental discrimination.

Landlords have the right to choose the most suitable tenant when it comes to renting out a property, but can a landlord refuse to rent to families with children?

The answer is no. It is against the law to reject an applicant just because they have kids.

However, the reality is families often struggle in competitive rental areas, with childless tenants often preferred. 

Families cannot be discriminated against when it comes to renting. Picture: Getty

---

Is it legal?

If a landlord has refused to lease their property to you on the basis that you have children, they have broken the law – unless they have done so because the property is deemed unsafe for children under the age of 16.

Which is why you should appeal to the state tribunal if you are told your children are not welcome. 

Read more: How hard is it to rent if you have kids?

What are my rights?

When it comes to renting, you have the right to not be discriminated against for any of your personal characteristics.

In fact, landlords can only make decisions based on an applicant’s rental history and ability to pay rent.

They definitely cannot refuse a potential tenant based on pregnancy, marital status, family structure, age, gender identity or sexual orientation.

However, that doesn’t mean you can assume that a landlord only rejected you because you have children. Discrimination is difficult to prove, especially when there are multiple people vying for a property.

To take further action, you must have proof to demonstrate you were treated unfairly.

Perhaps unsurprisingly, house hunting is more difficult with kids, but it is not recommended you hide the fact that you have a family when applying, or try to mislead your landlord about their age.

Renting with kids can be a struggle. Picture: Kate Hunter

---

What can I do?

If you are treated unfairly because you have children, there are several steps you can take.

Firstly, you need to document the discrimination. If you receive emails or text messages in which the property manager attributes his rejection to your having children, you need to keep them as evidence. If they tell you verbally, ensure you have witnesses, keep a record, or ask them to confirm the reason in an email. 

Once you’ve documented the discrimination, it’s best to approach your state tenant authority for help. They will guide you on your rights, explain the appropriate avenues of complaint, and, if necessary, connect you with support services.

You can also report the discrimination directly to your state human rights body or appropriate government housing agency.

Reporting any discrimination you encounter not only helps you, it reduces the chances of others experiencing discrimination, too.

Ask for help

Finding the right rental for you and your family can be difficult and confusing, especially when you are battling discrimination. But you shouldn’t feel unduly phased by rejection – it’s far from rare, and there are plenty of properties out there. 

If you’re struggling, ask for help from family, friends and professionals.

And remember: if you are treated unfairly, you have rights and can take action.

This article was originally published on
6 Apr 2019 at 9:00am
but has been regularly updated to keep the information current.

The housing market has changed, and so has the idea of what “home” looks like. For many Australians, renting long‑term is part of a modern way of living.

Sure, it’s not the Great Australian Dream, but long-term renting has its perks.

You won’t have to worry too much about interest rate hikes or body corporate fees, you can (usually) move out when it suits you, and, contrary to conventional wisdom, you can make the place feel like home, too.

Structural changes and large-scale renovations are typically off-limits for renters, but there are plenty of updates you can make without your landlord’s approval.

What’s more, most won’t cost an arm and a leg, nor take much up much of your time, either.

Here are nine damage-free ways to decorate your rental.

1. Create a feature wall

As you might have guessed, painting walls is a no-go without your landlord’s approval. But that doesn’t mean the walls are completely out of bounds.

One excellent idea is to use stickers. You could get some red round stickers from your local newsagent (like the ones that shops use to show which items are sold) and create a funky polka dot feature wall, or you could use washi tape to make an interesting design.

Get creative with a temporary feature wall. Think stickers, photos, bright paper. Picture: Eugene Hyland

---

Both should be easy to remove from the walls when you move out, so you’ll still be able to recoup your bond.

If neither of those ideas rock your boat, though, you could use removable wallpaper instead. It’s simple to put up, comes in a variety of patterns and styles, and shouldn’t leave a mark, as it doesn’t need glue.

2. Use temporary flooring

While your hands may be tied when it comes to replacing dodgy carpets and lino, you can always hide them from view.

Cover up any flooring sins with a handful of vintage rugs, or consider buying some click-together wood panelling or custom-cut rubber flooring.

And just like temporary flooring, temporary storage could be the perfect solution.

Whether it’s small undershelf storage, or something larger, cube shaped or round, Bunnings have a huge range of storage options to suit any home, and any budget.

Try this cool utility trolley from Bunnings – it could be used as a coffee station, a drinks cart, or any other decorative feature that you can easily wheel around to whatever location you like. 

3. Display photographs

One of the easiest and cheapest ways to leave your mark on a rental is to decorate it with memories. You don’t need to tell your whole life story, just enough to offer an avenue for mental escape.

Frame photographs with friends and family and display souvenirs from holidays. Not only will this add a bit of colour to your rental, it will also help put a smile on your face when you’re having a bad day. 

4. Buy some art

This one’s a no-brainer, really. Adding some art on your walls is often all it takes to transform a drab rental into a charming cubbyhole. And it needn’t break the bank.

Art brings personality to your home, and with some command hooks, it can be renter friendly. Picture: Eugene Hyland

---

It can also be easy to install thanks to command hooks from Bunnings, which can safely adhere your art to the wall, and allow you to easily take it down when you want, too.

Pick up a vintage advertising print from a local market or buy a few quirky items from an op shop and pair them on a tray to create a cohesive vignette.

If trawling through vintage shops and building a collection of curios doesn’t appeal to you, then perhaps you could save up for a statement piece and base the rest of your aesthetics on this instead.

Doing so will allow you to inject a healthy dose of personality into your home without making it feel disorganised and cluttered.

5. Add plants

It’s sometimes difficult to feel truly at home in a rental, but bringing in a few potted plants will breathe life into the space and make it feel a little more permanent.

Try succulents in the bathroom, hard-wearing peace lilies in the shade outside, and ferns in the cool dark areas inside the house.

Go wild, because you can take your leafy friends with you wherever you go. And with Bunnings’ huge range of plants, there are plenty of options to make your rental feel nice and cosy in a style that works for you.

6. Replace old blinds and curtains

Windows often get overlooked by landlords, with daggy curtains and blinds often surviving numerous rental makeovers.

Blinds don’t need to cost the earth. Picture: Eugene Hyland

---

The good news is you can buy an inexpensive set, throw them up using the existing curtain rods, and easily reverse any changes you make when you leave.

7. Set the mood with lighting

You don’t have to use the lightbulbs that came with the house, so feel free to replace them if they’re too dim or too bright.

Once you’ve upgraded your bulbs, invest in a handful of lamps, too.

They double as pieces of art, cast a much softer, flattering glow than most ceiling lights, and can be attached and removed without a trace – plus, Bunnings sell a range of smart light bulbs that can add some dramatic mood lighting to your space.

8. Buy a handful of mirrors

Mirrors are an absolute must when renting. They add space and light, and lend a polished, sophisticated look to your interiors.

Full length mirrors are fantastic at the end of corridors, and flatter, smaller mirrors look great when hung together on a wall.

Discount interior design stores often have little packs of decorative mirrors that have wall-safe adhesive already attached to the back. Buy one of these, and keep an eye out for a larger one to round out your home’s new look.

9. Invest in wall mounts

There are several different kinds of wall mounts on the market these days, and so it would be a shame if you didn’t make use of them.

Eliminating the need to drill holes into your landlord’s holes, wall mounts are every rental decorator’s dream, and come with hooks, clips, rungs, and even small shelves.

Always look at what the weight limit is when using a wall mount. Picture: Eugene Hyland

---

Lots of them are designed to bear heavy loads, too, so don’t be shy when using them for furniture and shelving. Just make sure that you respect each mount’s specific weight limit.

And if you’re looking to create a few temporary walls outside, these privacy screens are a great option to divert nosy neighbours, or passers-by.

Check with your landlord

Even though the changes above shouldn’t be an issue, it’s worth discussing your plans with your landlord.

Doing so not only shows them that you’re a renter who cares about their temporary home, but it will also shine a light on the full spectrum of changes that they’d be comfortable with you making.

You never know, they may be willing to lend a helping hand, too.

This article was originally published on
10 Apr 2019 at 9:00am
but has been regularly updated to keep the information current.

As a tenant, it is important you understand your rights and responsibilities to avoid or resolve accommodation problems with no fuss.

If an issue arises with your housemates or landlord, the first step is always to speak with them to see if the problem can be resolved quickly.

However, some rental disputes cannot be fixed with a conversation and require action and in these cases tenants may need outside help from the tenant union or another independent rental dispute body.

When it comes to rental properties every situation is unique, but there are a few common areas where issues are most likely to arise, including rent, repairs, maintenance, privacy, and sub-letting.

Got a spare room? List it on flatmates.com.au and make some extra cash 

Rental disputes can happen between housemates

---

1. Keep proof of your rental payments

Every tenant is entitled to a receipt upon payment of rent, so make sure you always request one to keep as proof.

Don’t throw them out as they are your record of payment and could be needed should a dispute arise regarding overdue rent.

Disputes also can occur when rent increases.

In most states of Australia, landlords and agents must notify their tenants of pending rent rises. However, the length of the warning period, regularity of rental hikes, and the jump in cost will differ depending on the state rules.

If you believe your rent is too high, talk to your property manager first.

If you are still not satisfied, contact a representative from your state department of consumer affairs or housing and seek their advice.

As a tenant, you do not have the right to stop paying rent if the landlord won’t do repairs on your residence.

However, if the premises is unfit for living in, it may be possible for you to end your tenancy early without penalty.

2. Ensure the house remains in good condition

When it comes to maintaining a rental property, there are specific responsibilities for both the tenant and the landlord (or the property manager who works on their behalf).

The tenant is obliged to:

• Keep the premises reasonably clean.
• Be careful not to cause damage to the premises.
• Inform the landlord/agent as soon as possible if any damage is done. It is a good idea for the tenant to write to the landlord/agent with this news, while keeping a copy of the letter.
• Get the landlord/agent’s permission to install fixtures or make additions, alterations or renovations to the premises. It is best to obtain this permission in writing.
• Avoid causing a nuisance, and ensure visitors also don’t cause a nuisance.
• Ensure that the premises are not used for any illegal purpose.

The landlord has to:

• Keep the premises in good repair.
• Ensure all the doors to the outside have locks and that all windows can be secured.
• Give the tenant a key immediately after changing any lock.
• Avoid disturbing the tenant unnecessarily.

Landlords are generally responsible for repairs, unless the tenant is the one who has caused the damage.

Rental disputes are common but in most cases can be easily fixed.

---

If the tenant has broken something on the premises, they will be required to foot the bill.

If you believe repairs are needed, contact your landlord or agent and arrange a time for the work to be conducted.

You should never pay for or do non-urgent repairs yourself.

If the requested repairs are not completed within a reasonable period of time, contact a representative from your state department of consumer affairs or housing and seek their advice.

A refusal by the landlord to maintain the premises constitutes a breach of contract in most states.

If your landlord does break the agreement in this way, you may have the right to end your lease and move out.

If urgent repairs are required to your rental premises, you should try to arrange for the landlord to fix the problem.

However, in some cases the landlord cannot be contacted in time and you may need to go ahead and organise the repairs yourself.

Each state has their own laws regarding specific conditions that qualify as requiring ‘urgent’ repairs, however common examples include:

• A blocked or broken toilet system.
• A Serious roof leak.
• Burst water service.
• Gas leak.
• Dangerous electrical or structural faults.
• Serious storm, fire or flood damage.
• Any fault or damage that renders the premises unsafe or insecure.

Tenants are usually entitled to be reimbursed for repair costs as long as the initial problem was considered necessary to fix and the repairs are below the cost threshold. It’s therefore important that you check to ensure the cost of any urgent repairs you arrange will not exceed this value.

Once the repairs are complete, the bill can either be sent directly to your property manager or paid by yourself.

If you pay, make sure to obtain a receipt as proof, so you can be reimbursed later with little fuss.

Privacy is important in a share house. Picture: iStock

---

3. Understand your right to privacy

As a tenant, you are entitled to live in privacy.

This means during your stay at the rental property you should not experience interruption or interference by the landlord or anyone acting on their behalf.

To ensure this occurs, the law in most states requires property managers to obtain agreement from the tenants prior to visiting the property.

However, specifications outlining when, how often, and with what notice a tenant may be given before the property manager enters the premises will again change on a state-by-state basis

Legitimate reasons for the landlord or agent to enter the premises include:

• General inspections. There is a limit to how frequently property inspections can be performed so check with your state department of consumer affairs or housing.
• Performance of duties defined in the lease (for example, maintenance).
• Valuation of the property.
• To show prospective buyers or lenders through the property.
• To show prospective tenants through the property if the current tenant has been given written notice to move out.

4. Learn what it means to sub-let

Sub-letting occurs when the premises houses a ‘head-tenant’, whose name is on the lease, and one or more “sub-tenants”, who are not on the lease.

The head-tenant holds all responsibility for the premises, while sub-tenants are not entitled by law to the rights and protections that may be provided under the lease agreement.

A tenant planning to sub-let must get permission before bringing in other people.

If the landlord agrees, the tenants named on the lease will be responsible for the behaviour of the sub-tenants.

If a sub-letter damages the residence and will not pay for repairs, the head tenants are likely to be left with the costs.

If you have any concerns about sub-letting, request that all tenants sign their name on the lease.

This article was originally published on
21 May 2019 at 9:00am
but has been regularly updated to keep the information current.

Finding a place that feels like home is one of the most rewarding parts of renting. When lease renewal season rolls around, staying put often feels like the most natural choice if the circumstances are right.

Whether you’re renting an apartment in Santa Monica, CA or a rental in Aurora, CO, this guide will break down the key factors that inspire residents to re-sign year after year. Ready to make resident satisfaction your top amenity? Let’s discover some of the reasons renters decide to renew their lease.

Moving vs. staying put

Deciding whether to re-sign your lease is a major financial and lifestyle decision. Hidden expenses and the stresses of relocating add up fast. Beyond the financial burden, there’s also the time and energy spent packing boxes, applying for listings, and adjusting to an unfamiliar building.

When making a decision, be sure to account for the following moving costs:

• Application and screening fees add up quickly for every new apartment listing you apply to.
• Misaligned move-in dates often force you to pay overlapping rent on two places at once.
• Moving services, truck rentals, and packing supplies create significant out-of-pocket expenses.
• Upfront security deposits can strain your wallet before you get your old deposit back.
• Charge setup and activation fees from utility providers to connect service at a new address.
• Time and energy costs, including packing, cleaning, taking time off work, and settling into a new neighborhood.

1. Responsive maintenance

Responsive maintenance means having a clear channel to submit work orders, receiving timely updates, and knowing urgent repairs like a broken heater or water leak will be prioritized. The team at Mission Realty Property Management in Richmond, VA shares how this can affect your everyday comfort. 

“Responsive maintenance can make all the difference when a lease is up for renewal. When renters know their requests are handled quickly and problems get fixed before they snowball, they feel taken care of. That peace of mind is often reason enough to stay rather than deal with the uncertainty of a new place.”

2. Ownership and management alignment

Behind every great rental experience is a strong partnership between the building’s owner and the team running it on the ground. When ownership and management are aligned, you as a renter enjoy a smoother living experience with faster repair turnarounds, well-maintained common spaces, and a home that feels secure for the long run.

“Renters are more likely to renew when they see that both ownership and management are committed to maintaining the property,” explains the team at Newgent Property Management in Yonkers, NY. 

“Financially responsible ownership gives management the resources to address repairs promptly, while good property management provides the communication, coordination, and follow-through that residents experience day to day. When those two pieces work together, renters are more likely to trust the stability of their home and choose to stay.”

3. Trust in property management

Finding a place to live where you feel supported, respected, and heard is often what transforms a standard rental into a long-term home. A trustworthy property management team consistently delivers:

• Respectful and professional communication across every interaction.
• Transparent policies regarding rent payments, building rules, and lease red flags.
• Proactive upkeep that keeps community amenities and common areas clean and functional.
• Fast, reliable follow-through on resident requests and maintenance issues.

The team at Advantage Property Management in Memphis, TN explains that resident satisfaction is one of the strongest predictions of lease renewals. “Residents are significantly more likely to renew their lease when they feel their home is professionally managed by an experienced property management company.” 

“By creating a positive rental experience, property owners reduce resident turnover, minimize vacancy, lower make-ready costs, and improve long-term occupancy. Moving is expensive and stressful, so residents are more likely to stay when they trust their property manager and know their concerns will be addressed quickly and professionally. Our proactive approach to property management focuses on responsive maintenance, clear communication, and exceptional customer service.”

4. Clear and consistent communication

Great communication from a property manager means proactive updates, zero surprise fees, and clear, advance notice for routine building entries or repairs. Whether it’s receiving prompt answers about lease renewal terms or straightforward notices about upcoming water shutoffs, staying in the loop makes tenants feel respected.

“Trust is a big part of why renters stay,” shares the team at MD Squared Property Group in New York, NY. “When communication is clear and consistent, and residents never feel like they’re guessing what’s going on with their building or their lease, that transparency builds the kind of confidence that turns a one-year tenant into a five-year tenant.”

5. Fair initial pricing

A fair price tag establishes trust right from day one. During your search, compare your rent against similar units in your immediate neighborhood, taking into account utilities, parking, and building amenities. 

A fair rate sets the foundation for a positive, long-term rental experience and makes modest annual increases much easier to digest at renewal time. You can tell your initial pricing is fair when:

• Market rates match: Similar apartments nearby offer comparable square footage, features, and layouts for roughly the same price.
• Costs are transparent: Your lease clearly breaks down rent, utility responsibilities, parking fees, and pet costs with zero hidden charges.
• Value meets price: The quality of maintenance, building security, and property management aligns with what you pay each month.

6. A sense of stability and feeling of home

Some apartment communities deliver genuine comfort, security, and a place that feels like home. MD Squared Property Group continues, “For most people, their home is one of the biggest investments in their life, whether they own it or rent it. We build our properties around that idea, creating spaces where residents feel safe and comfortable enough to put down roots, raise a family, or simply stay put through a few chapters of life. When people feel that sense of stability, renewing their lease is a natural next step.”

7. The community

And finally, the sense of belonging to a community can be a strong motivator for renters. Beyond your apartment, the surrounding neighborhood and the people within your building shape your daily living experience.

Friendly neighbors, communal spaces, and local block gatherings can all instill a true neighborhood connection. When you feel genuinely connected to the people and culture around you, your apartment becomes more than just a place to live.

What truly drives the decision to stay?

Deciding to renew your lease is about choosing comfort, stability, and peace of mind. As your lease renewal date approaches, weigh these core factors to evaluate your current living experience. If your rental delivers on these promises, staying put lets you skip the stress of moving and keep building a home you truly love.

If you’re looking to a rent a property, you’re almost certain to have to a pay a bond. It’s a big chunk of upfront cash, so what is it for?

Your rental bond, generally worked out at four times your weekly rent, can be thought of as a security deposit. It gives your landlord some financial security if you skip out without paying the rent or damage the property in any way.

If there are no problems with the tenancy, you can expect to get your bond back when you move out.

If there are no problems with the rental, you can expect to get your bond back. Picture: realestate.com.au/rent

---

Things you need to know about your rental bond

So, what do you need to know? Lachlan Walker, director of Place Advisory and Place Projects in Brisbane, explains the ins and outs.

1. How much will I pay?

Generally, the bond is four weeks’ rent, however it does vary by state and the amount of rent you pay.

• ACT, Northern Territory and Tasmania: A flat four weeks’ rent, regardless of the rent amount;
• New South Wales: A flat four weeks’ rent, regardless of rent amount;
• Queensland: Four weeks’ rent, negotiable if the rent if more than $700 a week;
• South Australia: Maximum of four weeks’ under $250 a week, six weeks if the rent is more than $250 a week;
• Victoria: Maximum of four weeks’ rent, negotiable if the rent is more than $350 a week;
• Western Australia: Four weeks’ rent, negotiable if the rent is more than $500 a week.

2. How is a bond lodged?

You and your landlord will sign bond lodgement papers that specify the amount being paid.

You’ll then pay your bond, and the money – along with the bond lodgement papers – will be submitted to the residential bond authority for your state or territory.

This ensures that the money is protected and available to you or your landlord when you leave.

3. How do I get my bond back?

When you are ready to leave, your property manager will look for any damage or issues caused during your tenancy and check if all rent has been paid.

If you are up-to-date with your payments, nothing has been damaged, and the property and gardens are clean and tidy, the bond will be released to you. Both you and the landlord will need to sign release papers. This can generally be done online.

However, if any issues do arise, your landlord will seek to withhold money from your bond to cover the costs. You can dispute these claims through the tenancy tribunal in your state if you feel they are unreasonable.

You are not responsible for fair wear and tear to the premises, but it’s important to report these issues during your tenancy. Picture: Getty

---

The top three things you can do to make sure your get your bond back, apart from being a good tenant of course, are:

• Follow the correct legal procedures and follow-up any outstanding paperwork;
• Complete a thorough entry report to list any existing damage to the property before you move in;
• Insist on an exit report, where the landlord or property manager compares the state of the property against your entry report to identify if damage is your fault or pre-existing.

4. When do I get my bond back?

It generally takes four weeks to settle the bond, although this can be held up if there is a dispute, or if paperwork is incomplete or not submitted in a timely manner.

5. Anything else I should know?

If things do go wrong, and you need the help of a tenancy tribunal, it’s key that you have evidence to back up your claims, so make sure to keep copies of any paperwork and receipts if you’ve made repairs during the tenancy.

Run-down rentals: Your rights as a tenant 

This article was originally published on
11 Jul 2019 at 9:00am
but has been regularly updated to keep the information current.

It doesn’t matter which side of the fence you’re on – landlord or tenant – going to a rental tribunal can be daunting.

States and territories have different residential tenancy laws and processes for dispute resolution, but the final stage is generally an independent judicial body, like a civil and administrative tribunal, where tenants and landlords can represent themselves or have someone speak on their behalf.

Here’s a step-by-step look at how to prepare for a rental tribunal.

Going to a tribunal should be last resort. Picture: Getty

---

Step 1: Try to sort it out before it gets that far

Ray Ellis, the chief executive of First National Real Estate, says going to a tribunal should always be a last resort. That’s because it costs everyone involved time and money – and can be an intimidating process.

Ellis says it’s always advisable to try to reach an agreement before the dispute escalates to a tribunal hearing. “People can feel a little overwhelmed and if they’ve not been compliant with their lease agreement, this will be exposed,” he says.

There are times, though, when neither party is prepared to negotiate and a tribunal hearing is essential, he says.

Step 2: Expect some sort of mediation process

Most states and territories insist on a mediation process before a hearing is granted. Ellis describes mediation as a fair and respectful process, focused on achieving solutions everyone can live with.

Mediators help both parties to:

• identify and explore the issues in dispute;
• develop options;
• consider alternatives;
• work together to reach an agreement;
• record details of any agreement reached.

Mediation as a fair and respectful process focused on achieving solutions everyone can live with. Picture: Getty

---

“Major national real estate brands offer an advantage here, as their administrators can offer assistance,” Ellis says.

With mediation, generally both parties need to concede a small amount. Ellis says the resistance to compromise can depend on what is at stake. With more at stake, resolutions are harder to achieve.

Step 3: Get your documentation in order

The relevant tribunal’s website will outline what sort of documentation or evidence the different parties need for a formal hearing.

Ellis says those who appear must provide as much detail as possible about the complaint, including dates, location, names etc. It’s important to have supporting documentation, such as;

• the tenancy agreement;
• statutory declarations;
• receipts;
• quotes;
• images;
• copies of letters, emails and other correspondence.

It’s important to keep important documentation relating to your tenancy.  Picture: Kate Griffin

---

Step 4: Know your desired outcome and how to justify it

Both parties should be able to explain the dispute clearly and how they want it resolved.

“There will not always be a monetary compensation at the end of the process, so this should not be your sole aim,” Ellis says.

Seeking help from the tribunal will ensure the issue is given a fair hearing and that a fair resolution is reached, he says.

Step 5: Think about the case against you

Regardless of which side you’re on, it’s always important to understand what ground you stand on, Ellis says.

“This starts by reading your lease agreement and fully understanding the obligations. While consideration will be given to tenants or landlords experiencing exceptional circumstances, in most circumstances, the lease agreement’s obligations on both parties will be upheld,” he says.

For example, the breakdown of relations between flatmates, leading to the rent not being paid, does not free signatories to the lease from being held accountable for their obligations.

Video: common issues faced by tenants in Australia

Step 6: Practice, practice, practice

Ellis says it’s important to “be fluent in what you are presenting or requesting”, so practice what you plan to say at the hearing.

“You can’t expect a tribunal to be able to adjudicate your case fairly if you can’t articulate clearly what has happened in a methodical manner.” If possible, visit the tribunal beforehand to see how it all runs, he advises.

Ellis says tribunal decision-makers are looking for people who present themselves well, have all their documents and evidence together, and are respectful and rational.

Step 7: Be respectful throughout proceedings

Ellis says being respectful throughout the proceedings will be seen as indicative of your character, and give you credibility as a complainant. “Rude conduct, bad language and emotional accusations will not advance your cause,” he says.

Step 8: Consider professional help, if needed

Depending on the scale of the dispute, it may pay to get professional help, Ellis says.

After getting guidance from a tenants union, tenants often represent themselves; while property owners sometimes choose an advocate, often a real estate agent, to appear on their behalf.

This article was originally published on
15 Jul 2019 at 10:00am
but has been regularly updated to keep the information current.

Key Takeaways

• Build-to-rent (BTR) is a type of housing generally built in large-scale communities that resemble for-sale neighborhoods.
• BTR homes offer some of the benefits of homeownership without the maintenance—but there are drawbacks. 
• Single-family rentals have grown in popularity recently for their space, relative affordability, and flexibility.
• Build-to-rent homes have faced criticism for their role in the housing supply crisis.

Build-to-rent (BTR) homes have exploded in popularity since the pandemic, with consumers eager for single-family homes without the high costs or hassle associated with ownership. Today’s slow and expensive housing market has been a major catalyst.

These homes are typically built in professionally managed communities and offer many of the perks of a traditional house—more space, privacy, and a yard—without requiring a mortgage or down payment. For developers and investors, they offer another way to capitalize on strong demand for single-family rentals.

So, whether you’re looking for a home to rent or considering BTR as an investment, there’s plenty to weigh. Read on to learn more about whether BTR properties are right for you, why they’re in the news today, and what you should consider before renting or investing

What is build-to-rent?

Build-to-rent (BTR) is a type of housing development made up of single family homes built for long-term rental. The communities often operate similarly to an apartment building, where a professional management or investment company owns the properties and handles things like maintenance and upkeep. 

The most common type of build-to-rent community is one where an investor or developer bought the land and built standalone single-family houses for rent. But the definition is technically flexible and can include any single-family property built or renovated for the purpose of renting—including turning your own home into a rental. BTR is sometimes called “B2R” or “BFR (build-for-rent)” but they all mean the same thing.

Some examples of popular build-to-rent housing types include:

• Detached single-family homes: Standalone homes built within a professionally managed community.
• Horizontal apartments: A type of detached or semi-detached single-family home built on small lots in a housing community.
• Duplexes: Homes with two units side-by-side or on top of one another.
• Row homes: Homes built side-by-side with adjoining walls. 
• Small-lot homes: Homes built on lots smaller than the average lot size.

Why are build-to-rent homes so popular? 

Build-to-rent homes have become increasingly popular—and sometimes controversial—as they offer an alternative to buying a single-family home. Over the last three years, the sector has grown rapidly as developers and investors look to attract would-be homeowners who are priced out of the for-sale market. That demand is especially strong today, when buying a home is more expensive than renting in most of the U.S.

In 2025, about 7% of new single-family housing completions were BTR properties, which was up from 5% just three years prior. Historically, that number has hovered around 2.7%. Sun Belt cities in particular have seen a surge of BTR construction due to rapid population growth, abundant land, and soaring home prices—though many of those housing markets are now coming back to earth (see: Austin, TX)

Today, inflation and policy changes have slowed construction, while BTR’s rapid growth has raised questions about whether land and resources going toward rentals could instead help ease the acute shortage of homes for sale. At the same time, though, demand for rentals is strong. Even as for-sale affordability has started to slowly improve, younger generations have seemed less attached to homeownership, with more instead choosing to rent long term.

Who owns and manages build-to-rent homes?

Build-to-rent communities are typically developed, owned, and managed by professional real estate companies, with different companies sometimes handling financing, construction, ownership, and day-to-day management.

Investors and developers

Large BTR communities require significant upfront investment. Investors may provide funding, while developers purchase land, plan the community, and oversee construction. Sometimes one company fills both roles. A typical 200-home development costs around $60 million from start to finish.

Property managers

Once built, BTR communities are typically managed much like apartment complexes. Property managers handle leasing, rent collection, maintenance, repairs, and shared amenities. The owner or developer may also manage the community.

Individual investors can also get exposure to the BTR market through real estate companies or REITs (real estate investment trusts) that own rental properties, without directly building or managing a BTR community. 

History of build-to-rent homes

The idea of building a single-family home for the purpose of renting has existed for decades in the U.S. However, the modern single-family rental industry took off in the aftermath of the 2008 financial crisis, eventually giving rise to today’s build-to-rent model. Tighter lending standards and financial hardship pushed more households toward renting, while a surplus of inexpensive, foreclosed homes gave investors an opportunity to buy properties in bulk and turn them into rentals. 

Today, many of the same affordability pressures are fueling renewed demand for BTR homes. With homeownership prohibitively expensive for many Americans and younger generations increasingly questioning whether owning a home is essential, long-term renting has become an attractive option.

Build-to-rent controversy

Build-to-rent has been in the spotlight recently as the housing supply shortage continues to fuel an affordability crisis. Critics, including the Trump Administration, have argued that large investors should not compete with individuals for homes and land that could otherwise support homeownership. Those concerns have helped push Congress to pass the ROAD to Housing Act, which included new restrictions on institutional investors (though without a requirement to sell off build-to-rent properties).

However, institutional investors make up a much smaller portion of the market than headlines may suggest. Investors of all sizes purchased 19% of homes sold in the first quarter of 2026, but most are small, mom-and-pop investors. Firms that have purchased more than 350 single-family homes since 2015 account for around 1-3% of single-family purchases nationwide. And unlike investors that buy existing homes, BTR developers add new homes to the housing supply—between 70,000 and 130,000 annually, by one estimate. 

Economists generally caution that restricting new construction could ultimately hurt both buyers and renters. “It’s understandable that people are frustrated when they see large investors owning homes while so many families can’t afford to buy one,” said Daryl Fairweather, Redfin Chief Economist. “But the fundamental problem is that America doesn’t have enough homes. Build-to-rent adds housing supply and gives families another option, particularly when homeownership is out of reach. Policies that discourage construction risk making housing more expensive for everyone. The best way to improve affordability is to simply build more homes.”

Build-to-rent vs rent-to-own

Build-to-rent homes are designed to remain rentals, typically with no expectation that the renter will eventually own the property. With a rent-to-own home, on the other hand, the renter has the option or even the obligation to purchase the home after a set period. Part of the agreement may include an upfront option fee or additional payments that can be applied toward the eventual purchase.

Both options can be more expensive than buying a home or renting a more modest place, but they do allow for more flexibility for those looking for long-term renting or ownership. Do your research and talk with a local real estate agent before deciding what’s best for you.

Should you rent a build-to-rent home?

Buying a home means taking on the responsibilities and risks of homeownership, which can be a daunting task. Choosing a build-to-rent community can provide the comforts of homeownership without a few of the downsides. There are some drawbacks, though, such as not building equity.

Ultimately, whether a BTR home is right for you depends on your needs and how long you plan to live in the area. Let’s dig into some of these pros and cons further. 

Pros of living in a build-to-rent property

• More space than a typical rental: Many renters choose BTRs instead of apartments for their larger footprints. 
• Communal living areas: BTR homes typically include access to amenities like pools, gyms, dog parks, and playgrounds. 
• Maintenance: Renters can enjoy their homes without worrying about pest control and replacement requests; landlords and property owners typically handle these responsibilities. 
• Repairs: Because you don’t own the property, you don’t have to pay for repairs, like replacing a roof or installing a new dryer.
• Cheaper insurance: Renters insurance is usually cheaper than homeowners insurance, which means more savings. 
• Social opportunities: Many communities are designed to foster connection and often provide space to help you meet similar people. 
• Renters can try before they buy: Before committing to homeownership, renters can experience living in a house. A build-to-rent home also allows residents to experience a particular neighborhood before making a long-term commitment to a location.

Cons of living in a build-to-rent property

• No equity: Your monthly rent payments don’t build ownership in the property, so you won’t accumulate home equity as you would by paying down a mortgage.
• Rents can fluctuate: You won’t benefit from locking in your mortgage rate. Rents usually rise more quickly than the variable costs of homeownership (taxes, insurance, maintenance). 
• Character: Though luxury amenities may be available, you often won’t find unique qualities in your home. Instead, they’re usually more of a blank canvas. 
• Remodeling: Because you don’t own the home, you have limited options for remodeling, including painting. If you want to customize your home, the key is to keep updates affordable and customizable. For example, try adding peel and stick wallpaper or a fresh coat of paint to key spaces to revitalize a dull room with bright colors.
• Corporate managers: Working with corporate property managers means you may have less room for negotiating things like rent. Building a relationship with BTR property managers can be challenging unless you’re renting from an individual.

Is build-to-rent more affordable than buying a home?

In today’s market, renting a single-family house will likely cost less than buying that same house with a 20% down payment and 30-year mortgage, unless rent costs skyrocket down the road. House prices are at record highs, and mortgage rates are elevated and volatile, pushing the typical monthly payment for homebuyers to $2,600 as of August 2026. The median rent price is $2,000.

In the long term, though, economists often still recommend buying a home because of the equity options it unlocks and the stable monthly payments. Buying a home outright (all-cash) is the most cost-effective option.

Should you invest in build-to-rent homes?

BTR homes can be a good way to start investing in real estate, particularly in competitive markets with limited supply. However, they have a high barrier to entry because building a new rental requires significant capital, financing, and development expertise. If you’re a more cautious investor, there are other ways to capitalize on BTR growth, including REITs that hold rental homes in their portfolios.

Owning a BTR property can offer benefits like higher monthly rent, less tenant turnover, potential tax incentives, and the opportunity to build equity. However, returns aren’t guaranteed. Smaller investors may struggle to compete with institutional developers or generate enough rental income to justify construction costs. Building an ADU or renting out a second home can be more accessible alternatives, although they wouldn’t be considered build-to-rent.

You can also invest in existing properties rather than building from scratch. One option is the BRRRR method—buy, rehab, rent, refinance, repeat—which involves renovating distressed homes and renting them out. Alternatively, REITs provide exposure to rental real estate without the cost and responsibility of owning and managing a property directly.

Final thoughts: Is build-to-rent right for you?

Build-to-rent housing offers the convenience and amenities of single-family living, without the hassle of maintenance, taxes, and permanence of ownership. However, there are important downsides, including variable rent costs and no equity gain. As such, it’s important to crunch the numbers before making a decision.

If a BTR home would replace your long-term goal of homeownership, you may be better off choosing a less expensive rental and saving for a future down payment. But if you want the space and privacy of a single-family home without the commitment of buying, BTR can offer an appealing middle ground.

No matter what you choose, before signing a lease, use Redfin’s rental affordability calculator to see how much rent comfortably fits your budget. Or, if you’re curious about ownership, check out homes for sale near you and discover how much home you can afford.

Depending on where you live and what your budget is, the rental market in Australia can be an unforgiving place. 

If you show up to a rental inspection with fifty other people, you can’t afford to be cavalier about your application. In such a competitive environment, having your bond, first month’s rent and a list of perfect references isn’t enough.

You need to present yourself as the ideal tenant – a maintainer of appliances, cleaner of skirting boards and arch-nemesis of mould.

Follow our tips and you and your housemates will be celebrating your housewarming in no time. Picture: Simon Maage / Unsplash

---

Here are eight ways on how to win a rental application.

Make sure you have all the correct documentation

The real estate agent should provide you with a list of documents that you need to bring but it can’t hurt to be over-prepared. In most instances, you’ll need: references; the completed application form; pet references if applicable; pay slips or proof of employment; photo ID and a cover letter.

Make sure you have all of these documents copied and ready to submit to the agent, because they aren’t going to wait around while you duck to the newsagent to make a photocopy of your passport.

Have everything copied, certified if necessary, and organised into a folder that you can hand to the real estate agent on the day.

Photo identification

Photo identification is an important part of the legal requirement to prove your identity. To apply for a property you’ll need to provide 100 points of ID, so have these items ready to provide copies of when asked.

Photo identification documents, also called primary forms of ID, can include:

• Drivers licence
• Passport
• Keypass or other official proof of age card

Secondary forms of ID can include:

• Birth certificate
• Medicare card
• ATM card
• Student ID card
• Vehicle registration
• Health care card
• Bank statement
• Utility bill (with current address)
• Signed lease
• Payslip
• Employment letter or reference

Pay slips

Having a reliable income will impress landlords and allay fears over missed payments.

Include some recent pay slips in your application to show you are not only employed, but can comfortably afford the property you are applying for.

These are especially important if you have never rented before, as they demonstrate you are less likely to default on your rent in the future.

Have all your documents sorted before you apply for your rental. Picture: Kate Hunter

---

Cover letter

First impressions matter and attaching a cover letter to your application could be the added detail that puts you ahead of the competition.

This document should be formal but let some of your personality shine through.

List all the people who will be living at the property, detailing who you are and why you are the best candidates.

Rental history

Knowing you have a good rental history is one of the most important factors for property managers and landlords.

Providing a rental ledger proves you pay your rent on time, while references from previous properties will help agents assess quickly whether you are a suitable tenant.

The stronger picture you can provide of your rental history, the more likely you are to be chosen.

So, find out your history in advance and clear up any nasty surprises or rental discrepancies before applying, to improve your chances.

Reference letters

Any evidence from past landlords or an employer saying you are trustworthy is gold on a rental application.

Character references do not have to be long, but ensure they are positive, relevant and come from credible sources.

Be prepared: How to survive a rental inspection.

2. Save time and apply online

We barely use snail mail for anything anymore, so why should rental applications be any different?

Forget printing, scanning, photocopying, stamping and walking to the postbox – you can fill in an online application using 1form instead.

The best bit? Once you’ve filled in your details, you can use that same form to apply for as many properties as you like – halving the amount of time you spend on each individual application.

The online platform includes a paid feature that allows you to verify your identity and prove to prospective landlords that you’ve never been listed on a tenancy blacklist, too.

3. Get your housemates into gear

Your housemates don’t have to attend the property inspection (although this is preferable), but you need to get their full and completed application and references.

If you have a complete set of documentation for all members of the household, your application has a better chance of being top of the pile, as agents will be unlikely to waste their time chasing people for important information.

Apply online straight after the inspection and you bypass the pile altogether; your information won’t get lost, nor cast aside.

Only submit the necessary documents. It’s fine to have additional documents you think you might need on hand, but only submit what the agent asks for.

Need a roommate? Find your perfect match on Flatmates.com.au

4. Be on time to inspections

Punctuality is common courtesy. Holding an open house is quite stressful and usually agents work alone in circumstances like this, which means they’re very busy on the day.

If you’re ready and waiting when they arrive, they might remember these good manners when the time comes to choose a tenant.

Get ready: Prepare for a rental inspection 

Make sure you organise your housemates when applying for rentals. Picture: Katy Griffin

---

5. Be presentable at the inspection

You don’t have to wear a suit, but it’s important to look presentable; it shows you’re keen to secure the property and that you’re taking the application process seriously.

Looking like you mean business gives off an impression of responsibility, which is nothing less than stardust in the eyes of cautious landlords.

6. Be reasonable and pleasant on the day of the inspection

Be pleasant – not pushy – to get in the agent’s good books.

If you’re the only people applying to live in the property, this could give you a little extra leeway to ask for property repairs, or a reduction in rent. However, if you’re up against another dozen people, you won’t be in a position to make demands.

Charm them: 7 ways to win over a potential landlord

7. Follow up

If you’ve submitted an application and you haven’t heard anything 48 hours later, send a follow up to the agent.

Let them know you’re very interested in the property and that you’re happy to provide any additional information or references they might need.

They may well be deciding between you and one other candidate, and if they receive a pleasant message from you, that might be enough to swing the contest in your favour.

Be smart: 7 questions to ask before signing a lease

This article was originally published on
3 Aug 2019 at 9:00am
but has been regularly updated to keep the information current.

Have you ever considered a house or flat share, but don’t know what’s involved, nor how to pick your fellow sharers? You’re not alone.

To help you work out if communal renting is for you, here’s our guide to setting up a sharing, caring share house.

Understanding co-tenancy is important in a share house. Picture: iStock

---

How to start a share house

Starting a new share house is most likely to be a success if you start the process with the right people, and also get all your paperwork in order. Here are a couple of things you need to keep in mind to make sure you’re prepared and meet all the selection criteria.

1. Make sure you have all the documents you need

Get all your paperwork organised ahead of time. This can include your:

• reference letters
• proof of income
• letter of employment (this applies if you’ve just started a new job)
• valid form of identification
• resume of your rental / employment history
• deposit or rental ledger
• cover letter
• completed application forms

2. Make sure everyone you’re starting a share house with has their paperwork ready, too

Real estate agents, property managers and landlords consider how suitable each person is, even when they’re applying to live at the same property.

3. Write up a great cover letter

This document helps you make a case for why you’d be a great tenant. Mention who you are, what your job is,, why you’re moving, and what you found appealing about the rental property. Be honest about your rent and credit history, too.

4. Have proof that you can pay the rent

You could offer to pay a few months of rent in advance. And otherwise, it’s a good idea to show that you have a track record of paying on time, and that you’ve got plenty of savings in the bank.

5. Have references ready

Good references can prove to a real estate agent or property manager that you’ll be reliable and able to look after the property well. Your references could be a former co-worker, neighbour, university lecturer, or accountant. You’ll need around three references, and once you get their approval to list them on your application, they should send you a reference letter and their preferred contact details.

6. Get a guarantor

If you’re a first-time renter or don’t have a good history of renting or credit scores, a financial guarantor can be a good person to turn to. This can be a family member or friend with good credit who can help make your application more credible. Your guarantor should also be submitting the same application documents as you.

7. Co-tenancy or sub-leasing?

Share house tenancy agreements are usually either co-tenancies or sublets.

The first thing to decide is: Do you want to be a head tenant who sublets to other sharers, who for various reasons will come and go, or do you want to be a co-tenant who jointly signs a lease with others?

Co-tenancies mean every person who lives at the property is named on the agreement, which means all tenants are responsible for each other’s actions.

For example, if one of the sharers doesn’t pay their portion of the rent, the others must cover this, or the entire tenancy falls into rental arrears. Same goes if one person trashes the house: Everyone will lose their share of the bond.

If you want to establish a co-tenancy, you must apply for a lease via a rental property agency, or directly through a self-managing landlord, who may advertise the vacancy locally. Every person named on the rental application must disclose relevant rental history and income/work details.

Alternatively, if your soon-to-be housemates aren’t the most organised bunch, you might be happier subletting to your housemates, as the sole tenant of the lease. This will allow you to share your house or flat with others on a more flexible basis.

To become a head tenant who sublets a property’s bedrooms to help pay its rent, you will again need to secure a lease either directly with a property owner or with a rental agency.

As head or ‘sole’ tenant, you assume legal responsibility for future sub-letting tenants. And you’ll also need written permission from the property’s owner before advertising for housemates.

Finding the right flatmate can lead to lasting friendships. Picture: Priscilla Du Preez/Unsplash

---

Where do you look for share houses?

One of the great things about house sharing is it’s a pretty tight-knit community once you get a few runs on the board. Ask around at work or uni, and check local noticeboards in the suburbs you want to live in.

Gyms, sports clubs and libraries are all friends of the house sharer – although none are quite as easy to navigate as flatmates.com.au.

On the website, you can connect with others looking for a share home or with those offering to share their homes, and can refine your search based on criteria including:

• What makes the poster good to live with?
• What do they do for work?
• How much bond must be paid?
• What’s your rental budget?
• How soon do you need to move?
• What suburb/s are targets?

How do you choose the right housemates?

Believe it or not, selecting people just like you is not always a recipe for domestic bliss. Harmonious share house living is all about communication, trust and tolerance. So, before entering an agreement, make sure you ask heaps of pre-share questions. And ask for references, too.

Questions may include:

• How do you propose we divide household duties?
• This is how we share cleaning and cooking – is that agreeable?
• Does noise bother you?
• How do you feel about people staying over?
• Does anyone in this house have pets?
• Does each housemate have dedicated kitchen shelf/pantry space?
• We each deposit rent via direct debit to a bank account managed by our landlord/rental agency. How does that sound?

House harmony: 11 tips to help you find the perfect housemate

Finding the perfect housemate makes things much easier. Picture: Getty

---

Make sure you do your research

If you move in with compatible house buddies – who are not necessarily your party people – advantages are epic and may include:

• Saving big bucks by splitting household rent and utility costs
• Better location and amenity, as sharing often makes living nearer work or campus more affordable
• Meeting interesting people – super valuable when new to a city, state or country

On the flip-side, potential drawbacks include housemate noise, mess, chasing rent, domestic rules and inequitable sharing of household chores.

Always investigate your next house sharer before letting them share your house. Meet them in person if you can.

Do some investigating. Google them. Ring friends. Check out who they are.

This article was originally published on
3 Aug 2019 at 3:00pm
but has been regularly updated to keep the information current.

Whether you’re starting a new job in your hometown of Nashville, TN or getting a fresh start living across the country in Portland, OR, moving into your first apartment is an exciting milestone in life. There’s something surreal about sitting in your new place for the first time and realizing that you finally have a place to call your own. However, knowing what exactly you’ll need can be overwhelming, especially if you’re starting from scratch. Even if you try to focus on the essential items, it’s easy to get lost in the chaos and excitement of filling your new home.

With this first apartment checklist, you’ll learn what you need to survive in your first rental and what home goods you can put off buying – at least for now. Let’s get started.

>>Renting as a college student? Check out our off-campus living guide

What to do on move-in day

Document your apartment’s condition

Proper preparation on move-in day goes far beyond unpacking boxes – it sets the foundation for your entire tenancy and protects your financial investment. Property managers and industry experts emphasize that setting up your household administrative tasks on day one is just as vital as assembling your furniture.

To ensure new renters cover all necessary bases right from the start, real estate management experts from G3 Management & Investments emphasize the critical tasks tenants should focus on during their first hours in a new home:

“One of the biggest things first-time renters overlook is properly documenting the condition of the property at move-in. Take detailed photos and video, complete any move-in condition report, confirm utilities and renters insurance are active, and understand how maintenance requests should be submitted before an issue arises. A little preparation on day one can prevent confusion, unexpected costs, and disputes when it’s time to move out.”

Measure each room

• Room dimensions can be hard to judge from photos alone, so take measurements as you tour the apartment. Note the length and width of each room, along with any tight corners, alcoves, or unusual layouts that could affect where furniture fits. It’s also helpful to measure doorways and entry points, especially if you have larger pieces like a sofa, bed frame, or dining table. Comparing these measurements with the furniture you already own can help you figure out whether the space will work before you sign a lease. 

Move your belongings safely and efficiently

Moving can be stressful. That’s why the best way to move into your first apartment is to be as organized as possible. 

• Label boxes by room. Clearly mark where each box belongs so you or your movers can take it directly to the right space.
• Pack heavy items in smaller boxes. Books, dishes, and other dense items can quickly make a large box difficult to lift. Use bigger boxes for lightweight, bulky belongings like pillows, bedding, and blankets.
• Keep boxes manageable. Avoid overpacking, and make sure each box can be lifted safely before sealing it.
• Protect furniture before moving it. Wrap sofas, tables, dressers, and other large pieces in moving blankets or protective wrap to help prevent scratches and damage to both your furniture and apartment walls.
• Take extra care with wood furniture. Moving blankets, furniture pads, or packing paper can help protect finished surfaces from scratches and dents.
• Cover your mattress. Use a mattress bag, mattress box, or durable protective plastic to keep it clean and protected during the move.
• Keep essentials separate. Pack a small bag or box with things you’ll need right away, such as toiletries, medications, chargers, a change of clothes, basic cleaning supplies, and toilet paper, so you don’t have to dig through boxes on your first night.

Contact the local utilities to service your apartment before move-in day

Before moving in, confirm which utilities you’re responsible for and which are included in your rent. Then contact each provider early enough to have service active by move-in day. 

• Internet: Schedule internet service in advance, especially if you work from home. If you don’t already have a modem or router, check whether your provider supplies one or if you’ll need to purchase your own. 
• Electricity: Call the electric company as soon as you sign your lease to ensure they switch the account over to you. 
• Water: Ask your property manager whether water is included or automatically set up. If not, contact the local provider to start service. 
• Gas: If your stove or heat run on gas, contact the gas utility to put the account in your name. 
• Cable: If you want cable service, schedule installation ahead of time since appointment availability can vary. 

Living room essentials and nice-to-haves

The living room is the first space we’re crossing off on our first apartment checklist. It’s usually the area where you’ll spend most of your free time – your main hangout zone for entertaining, watching TV, lounging, and even working from home. Opt for hand-me-down items from your parent’s basement or thrift store to find if they’re in good shape. 

Here’s what you’ll need to include on your first apartment checklist to make the living room your ideal hangout spot: 

Living room essentials checklist:

• Couch or one to two  chairs
• TV stand or mount
• Throw pillows and blankets
• Coasters
• TV
• Lamp
• Window treatments 

Living room nice-to-haves checklist:

• Additional seating for guests 
• Coffee table
• End tables
• Plants
• Area rug
• Speakers or soundbar
• Extra storage, such as a bookshelf, cabinet, or storage ottoman
• Additional decor to make the space feel more personal

Kitchen essentials and desirables

Many first-time renters are surprised at how many items they need to acquire to have a truly functional kitchen. And unless you’re planning to order takeout every night, we recommend purchasing some kitchen essentials. 

Here are some must-haves and the nice-to-haves to add on later to help make life in the kitchen run a little more smoothly: 

Kitchen essentials checklist:

• Pots and pans
• Salt and pepper shakers
• Basic knife set
• Dish drying rack
• Baking tray
• Oven mitts
• Measuring cups and measuring spoons
• Cutting boards
• Mixing bowls
• Basic cooking utensils
• Aluminum foil
• Plastic wrap
• Wax paper
• Reusable water bottle
• Recycling bin
• Microwave
• Hand-mixer
• Colander
• Bottle opener
• Can opener
• Tea kettle
• Blender
• Coffee maker
• Toaster/Toaster oven
• Dish soap
• Dishtowels
• Sponges
• Dishwasher pods
• Paper towels
• Ziploc bags
• At least one plate, bowl, fork, knife, spoon, and mug
• Food storage containers
• Fire extinguisher

Kitchen nice-to-haves checklist:

• Bag clips
• Fruit basket
• Full set of dishware, 4 place settings
• Full set of glassware, 8 glasses
• Full silverware set
• Silverware organizer
• Clock
• Wall decor
• Timer
• Wine opener
• Crockpot
• Instapot
• Water filter
• Paper towel holder

Bedroom essentials and nice-to-haves

Creating an ideal sleep environment is crucial to your health and well-being, so feel free to spend a little more on bedroom essentials for things like a high-quality mattress and cozy, durable high-thread-count sheets. 

Here’s what else you’ll need on your first apartment checklist:

Bedroom essentials checklist:

• Mattress
• Bed frame
• Sheets
• Bed pillows
• Pillowcases
• Bedspread/comforter
• Blankets
• Dresser
• Desk
• Nightstand
• Fan
• Clock
• Additional storage/boxes
• Trash bin
• Hangers
• Shoe rack
• Mirror
• Curtains
• Desk lamp
• Laundry hamper

Bedroom nice-to-haves checklist:

• Wall decor
• Area rug
• Vanity
• Chair
• Space heater, if necessary
• Portable AC unit
• TV and TV stand

Bathroom essentials and nice-to-haves

Your bathroom is one of the areas where you can emphasize function over aesthetics, at least in the beginning. You can balance out what you spent on your bedroom by choosing less expensive yet durable products for your bathroom. 

Here’s what you need to complete the bathroom:

Bathroom essentials checklist:

• Shower curtain, liner, and hooks
• Bath towels
• Hand towels
• Toilet paper
• Soap
• Toilet brush
• Toiletries/personal care items
• Hand soap
• Plunger
• Shower mat/bath mat
• Shampoo and conditioner
• Body wash
• Small trash bin
• Bathroom cleaning supplies
• Toothbrush holder
• Air freshener
• Window treatment

Bathroom nice-to-haves checklist:

• Hair towel/shower cap
• Candle
• Febreeze
• Potpourri
• Extra storage bins or baskets
• Wall decor
• Clock

Dining room essentials and desirables

Whether you have a separate dining room or just a small eating area off the kitchen, focus on what makes sense for your space. A table and chairs are useful if you regularly sit down for meals or entertain, but they may not be necessary in every apartment. If you have a kitchen island, breakfast bar, or counter with room for seating, a few stools can create a functional dining spot without taking up as much space or stretching your budget. 

Dining room essentials checklist:

• Dining table and chairs
• Trivet/hot pad
• Barstools if you have a countertop

Dining room nice-to-haves checklist:

• Placemats
• Wall decor
• Centerpiece

Fridge and pantry essentials 

You may need to make countless grocery trips for specific ingredients during your time as a renter, but you’ll want to stock your refrigerator and pantry with these basics. 

Here’s a starter list you can customize according to your preferences and cooking habits: 

Fridge and pantry essentials checklist:

• Produce (fruits and vegetables)
• Frozen and fresh meat
• Frozen and fresh seafood
• Meat alternatives
• Dairy
• Bread
• Rice
• Breakfast pastry (bagels, muffins)
• Dessert
• Pasta
• Flour
• Sugar
• Baking soda
• Baking powder
• Yeast
• Shortening
• Vanilla
• Chocolate chips
• Salt and pepper
• Spices
• Oil (vegetable oil, olive oil, etc.)
• Mayonnaise 
• Brown sugar
• Honey
• Maple syrup
• Sauces of your liking (BBQ, soy, etc.)
• Ketchup and mustard
• Frozen items (frozen berries, pizza, etc.)
• Cereal
• Canned fruits and vegetables
• Soup/broth
• Snacks
• Beverages
• Peanut butter or nut butter
• Jelly or jam

Cleaning equipment and supplies

Moving is a dirty job. You may find that the bathroom, kitchen, or bedroom is not clean enough for your standards, so having a fully-stocked cleaning cabinet for a deep clean on move-in day can make all the difference. 

Be sure to have these on hand as you need to clean before moving in, and for weekly cleaning chores:

Cleaning equipment and supplies checklist:

• Vacuum
• Swiffer with both wet and dry pads
• Multi-purpose liquid cleaners like Lysol or Mr. Clean
• Paper towels
• Trash bags
• Toilet bowl cleaner
• Dish soap
• Dishwasher detergent
• Laundry detergent
• Stain remover
• Sponges
• Glass cleaner

Miscellaneous items for your first apartment

A starter toolbox is one of the “nice to have” items as you’re moving in. Whether you need to reassemble a bookshelf or hang some wall art, you’ll likely need a hammer and screwdriver on moving day. And if the ceilings in your apartment are high or the upper cabinets are out of reach, a step stool also comes in handy. Or, if your apartment isn’t equipped with A/C, you might consider investing in an A/C window unit. 

Here’s what else we recommend for your first apartment:

Toolkit checklist:

• Screwdrivers (Phillips and flat head) 
• Hammer
• Nails and wall hooks
• Step stool
• Power strips and extension cords 
• Batteries
• Light bulbs
• Measuring tape
• Duct tape

“Extras” checklist:

• Sewing kit
• Iron and ironing board
• Window A/C
• Umbrella
• Scissors
• Scotch tape

First-aid essentials

Accidents happen. Whether you cut a finger opening a box on move-in day or are feeling under the weather months from now, you’ll want a few first-aid supplies on hand: 

First-aid essentials checklist:

• Band-Aids
• Antibiotic ointment 
• Anti-inflammatory (Advil, Motrin, or other)
• Thermometer
• All-in-one first aid kit

Wrapping up: making your first apartment feel like home

Moving into your first apartment is a major milestone, but turning a blank space into a functional, comfortable home takes time. After covering your security deposit, first month’s rent, and immediate essentials, give yourself permission to pause. You don’t need to purchase every piece of decor, accent furniture, or houseplant on day one.

Treat this checklist as a flexible guide, not a rigid set of rules. As you settle into your new routine, prioritize your budget and gradually invest in the “nice-to-have” items that match your lifestyle. Whether you’re searching for your first apartment or becoming a first-time homebuyer, the best homes are curated thoughtfully over time—one piece at a time.

First apartment checklist FAQ’s

1. How much money should I budget for first apartment essentials?

Budget $1,000 to $3,000 for essentials beyond your security deposit and first month’s rent, depending on your current furniture. Prioritize key purchases like a mattress, and cut costs by getting smaller items or living room decor secondhand.

2. When should I start setting up utilities for my new apartment?

Contact utility providers at least 1 to 2 weeks before your lease start date. Ensuring electricity, gas, water, and internet are set up in your name beforehand guarantees you won’t be moving in in the dark or waiting days for a technician to activate your Wi-Fi.

3. Why is taking photo and video documentation so important on move-in day?

Capturing detailed photos and videos before you unpack serves as proof of the unit’s original condition. This documentation protects your security deposit from being wrongfully withheld for pre-existing wear and tear or damages when you eventually move out.

4. Is renters insurance actually required for my first apartment?

Most property managers require proof of renters insurance before move-in. Even if not required, it is strongly recommended to protect against personal property loss, liability, and temporary living costs at a low price.

5. What items should I unpack first on day one?

Prioritize setting up your bed and assembling essential bathroom items (shower curtain, bath towel, toilet paper, and basic toiletries) first. You will be tired after a long day of heavy lifting, so having a functional bathroom and a clean, comfortable place to sleep makes your first night significantly less stressful.