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

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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

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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

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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

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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.

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

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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

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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

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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

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“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

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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.

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

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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

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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

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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.

Are you renting a place you love, but also looking to purchase your first home? Why not buy your rental property – even if it’s not on the market?

While it may seem counterintuitive to contemplate buying a property that’s not technically for sale, an increasing number of tenants across Australia are doing exactly that and approaching their landlords through agents.

LJ Hooker’s head of property investment management Amy Sanderson says the phenomenon of renting to own is real. “It doesn’t happen every day, but it does happen,” she says.

Sanderson says such bold “tenant-turned-buyers” generally fall into two categories: tenants who have been renting a property for a very long time and are finally ready to buy, yet don’t want the risk of having to move; and potential buyers who move into a rental to ‘try’ a new area and end up falling in love with the property they are in.

“For these tenants, purchasing makes sense,” she says.

If you love living where you rent and are ready to buy, why not make an offer to your landlord? Picture: Getty

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But how can it be done? Sanderson says it comes down to research and realism.

“Research, research, research!” she says. “Go onto realestate.com.au and search for properties with a similar description to yours and go and view these properties to get a feel for what the real comparisons are.”

Then, keep an eye on what properties sell for and record it.

Research the market to get a true sense of what the property is worth. Picture: Getty

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“Compare these properties to yours and determine what you believe market value is. If you pay over the odds for a property because you want to secure it, you want that to be your conscious decision, not because you didn’t know,” Sanderson says.

Armed with market intel and an offer, reach out to the owner, though the property manager.

“I would suggest putting your offer in writing, so your message is clear and not misconstrued. Discuss that you like the property, what else has recently sold, how this property compares and your price you have come up with,” she says.

It’s also a good idea to “educate yourself on the cost and process” of selling a property, so there’s no surprises, Sanderson says.

“Where an owner sells direct to a tenant, they may save on some of these costs – and stresses – involved, meaning you might be able to negotiate a price that accommodates this saving for both of you.”

Whether a landlord will sell depends on personal circumstance, Sanderson explains.

“People buy an investment property to make money, so for someone to consider selling, they need to feel they have made a return on their investment. The tricky part is, everyone’s view on what an adequate return looks like is different.”

This article was originally published on
8 Feb 2018 at 4:32pm
but has been regularly updated to keep the information current.

Most Australians will rent a home at some point in their lives and, if you do, it’s inevitable that you’re going to experience a rental inspection … or several.

Rental inspections can cause tenants a lot of unnecessary stress simply because many people don’t know what to expect or what’s expected of them.

Here are a few easy ways to prepare for your rental inspection, so you pass with flying colours and continue to impress your landlord.

Get your rental in top shape ahead of an inspection. Picture: Getty

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1. Start preparing early

Landlords and agents are required by law to provide at least 24 hours notice before an inspection but most will give you at least one week notice.

As soon as you know when your rental inspection is booked in, start to do little things to prepare for it. Clean the shower one day, sweep the front porch another.

It’s much easier to clean incrementally, rather than spend an entire evening exhausting yourself scrubbing the place from top to bottom.

Heading to an inspection? Apply on the spot with 1Form

2. Make arrangements for your pets

Rental inspections can be very stressful for pets, especially if you’re not present while the landlord or agent is there.

Arrange for your pets to visit a friend or family member for the day and save them the stress of having strangers trampling around inside their house.

Read more: Top tips for renting with pets

3. List issues to discuss

Rental inspections aren’t only for the benefit of the landlord, they’re also an excellent opportunity for you to let them know about any ongoing maintenance problems that you have that are not your responsibility.

For example, if the toilet keeps blocking or if there’s a dodgy light fitting that keeps blowing light bulbs – these are structural problems that need be taken care of by the landlord and as a tenant it’s your responsibility to inform of them of these issue.

However if you smash a window because you were playing indoor football, that’s your responsibility. 

4. Clean properly

If you like where you live, you’re happy with the rent and the landlords are practically non-existent (dream renter’s scenario) then you should be doing everything within your power to stay there – which means doing a brilliant cleaning job on the property you’re renting.

This means scrubbing in the corners of the shower screen, giving all the windows a good clean, spot cleaning the carpets and maintaining the garden.

You don’t need to be on your hands knees scrubbing at the kitchen tiling with a toothbrush but both a landlord and an agent will be impressed if you keep their property extra clean and it will certainly influence a decision to keep you on as a tenant.

If you go to that extra effort to clean, your landlord will thank you.

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5. Do any necessary minor repairs

This one’s about things like dings in walls, carpet stains or blown lightbulbs.

There seems to be a bit of a grey area with whose responsibility it is to fix things in the home but a good rule of thumb is that if it’s your ‘fault’ you need to fix it.

It’s not the landlords problem that you slammed your couch into her wall and it’s also not her problem that you spilled a glass of red wine on the carpet. If there’s a problem with the structure of the building, like plumbing or electrics, the landlord needs to take care of that.

Read more: How to solve rental home horrors

Any structural changes, leave to your landlord.

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6. If there’s a garden, look after it

Gardens and landscaping are a huge investment of time and money for landlords, which is why they’re often so strict about the maintenance of the gardens on their properties.

Landlords will strongly favour tenants who do a good job of maintaining the landscaping, so make sure you keep everything watered, fed, happy and trimmed so it looks good for the rental inspection.

7. Don’t freak out

Rental inspections are not designed for the landlord or real estate agent to berate you and kick you out of their house.

Most rental inspections last about 10 minutes and consist of the agent doing a quick turn around the property to check for any major damage or potential problems.

It’s honestly not a big deal and definitely not worth getting stressed over. Clean your place up, make sure they can get inside the property and just chill out.

Looking for a rental home? Search our rental property listings online.

This article was originally published on
5 Aug 2019 at 10:20am
but has been regularly updated to keep the information current.

Choosing a home to rent is rarely easy. First, you need to find one that fits your budget and lifestyle. And then there’s the small matter of negotiating a suffocatingly busy open for inspection. 

Pause to consider how little time each inspection gives you to look around a property, too, and you begin to understand just how difficult the search for a suitable rental can be.

But that’s just how it is. Which is why we came up with this simple checklist of things to look for in a rental property, before signing the lease.

Make sure you don’t overlook the basics during a rental inspection.

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1. Assess the security

Have a look for deadlocks, window locks and other security features. The level of security can make a huge impact on the cost of your insurance.

Before the inspection, make sure to check with your insurance company what security features would impact your policy, so that you know exactly what to look out for while you’re there.

Essentials: What first time renters need to know

2. Look for storage options

Storage can be expensive to buy – especially if, later on, you move to a home that doesn’t need it.

While walking around your potential new rental, look for places where you would store your bike, snowboard, or book collection, and ask yourself, “is there enough internal and external storage for all my important items?”

Also think about whether there is enough pantry space, linen space and areas to store cumbersome cleaning items such as brooms and vacuum cleaners.

Make sure that the property has enough storage to meet your needs. Picture: Kim Oliver/Inside Room

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3. Check overall cleanliness

A lot of rental properties will likely be leased out in the same condition in which you inspect them.

So, if there’s lots of junk in the shed, and the garden needs weeding, ask the agent if these issues will be addressed before the move-in date.

4. Find out about heating

Ask the agent what heating and cooling systems the property has, find out the specific rooms in which these technologies are available, and make sure that they all work.

Should you detect an issue, enquire if and when it will be addressed.

5. Measure the space

Don’t be afraid to whip out a tape measure at the open for inspection, as this is the best way to work out if your prized dining table and antique bed can fit through the door of your potential new home.

Use a measuring tape to make sure there’s enough space for your favourite pieces of furniture.

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6. Check the positions of power points

The location of the television antenna, power points, telephone and Foxtel outlets will likely impact how you can lay out your home.

So, make sure that you’re happy with their positioning.

7. Check there’s enough room for white goods

Check that there is space in the kitchen for your fridge, for your dishwasher, and for any other appliances that you like to set out on the bench.

See if your washing machine and dryer will fit in the laundry, too, or enquire if they come with the property. If you like to drip dry your clothes, work out whether the laundry provides enough space for that.

8. Don’t forget the garden

Ask whether the apartment or house comes with a gardener. If it doesn’t, have a look in the garden to see what kind of maintenance it requires.

If you happen to have a green thumb and want to set up a veggie garden, ask if you would be able to do that, too.

Don’t forget to inspect the property’s garden. If it’s an apartment, ask whether a gardener is included in the rent. Picture: realestate.com.au/buy

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9. Ask about gas and electricity

Do you prefer gas or electricity?

This really is a personal choice. Some people prefer gas cooking, while others prefer induction hobs.

Whichever your preference, make sure you find out what’s available.

Other things to consider

• Does the property have roller doors or shutters? Check whether they are electronic or manual.

• If the property comes with car parking, find out exactly how many spaces. If it doesn’t, look at the local parking signage to work out whether you’d need a permit.
• If in doubt about anything, ask the agent. Avoid making assumptions, as this may lead to headaches later on.

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

Like many firsts in life, landing your first rental lease can be challenging.

Landlords use rental histories to find the most reliable tenant for their home, which means first-time renters are at a disadvantage when it comes to securing a property – especially when there’s lots of competition for a home and all the other applicants have rental histories.

So what can you do to get a rental lease if you’ve never had one before?

Finding a rental can be challenging.

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Fortunately, supplying a clean rental history is far from the only way to prove your reliability, explains Julie Tagg, property manager of Paul Flynn Property Group in Queensland.

Here are her five top tips to help you secure your first lease:

1. Find a guarantor

Above all else, landlords want to make sure that you’ll pay your rent on time.

One of the easiest ways to give them peace of mind is to find a guarantor – someone who can support your application and promise to pay your rental payments should you fail to meet them.

“Young people in particular may get a guarantor – parents or a family member – to back their application, which gives a guarantee the rent will be paid on time,” says Tagg.

“Income may be tight and offering a guarantor can give young people that all-important start in the rental market.

“Remember, once you have six months on your rental record, you are on your way.”

2. Set up a direct debit

Many rental offices will insist on tenants using a direct debit payment system for rent. But, even if it isn’t required, it helps to offer it as part of your rental application.

It shows that you’re committed to paying your rent on time, which, again, is one of the most important competencies when it comes to renters. 

If some or all of your income comes from Centrelink, remember you can use its Centrepay automatic payment system.

This makes direct rent deductions from your social security payments and pays them to your private rental agency.

“We use that quite a lot with tenants and it works very well,” Tagg says.

Offer to set up a direct debit payment system to show commitment to paying rent on time.

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Apply for multiple rental properties with one application form using 1Form

3. Show proof of regular payments

Have you ever bought an appliance or electrical good with a finance contract? If so, showing your property manager proof of regular payments will go a long way towards proving your financial trustworthiness.

Any statement that shows a record of regular payments – even if it is not a rental situation – can help your case, says Tagg.

“What we need to show our property owners in prospective tenants’ applications is consistency and commitment.”

4. Provide evidence of your income

Tagg confirms income is a big one for first-time tenants. And the best way to prove you earn enough to service your rental payments is to ask your employer for a letter of reference.

The letter should include your exact salary, how long you’ve been working at the company and, ideally, a few sentences that suggest you’re doing well and unlikely to be laid off anytime soon.

If you’re a freelancer, you’ll need to provide as much information as possible about where your income comes from and how often you get paid.

If your grandparents send you $20 a week to “buy yourself a little treat,” put it on the application. Every little bit helps to prove you’re in the financial position to pay your rent on time.

To work out if you’re in the right financial position, similar to how banks work out if you can service a home loan, property managers use a 30% formula when deciding if you can afford a rental home.

In a nutshell, if rent is $300 per week, you’ll need to show regular net income of $1,000 per week ($300 = 30% of $1,000).

If you only earn $900 net income per week, you may struggle to get the lease.

However, Tagg says there are always exceptions, and if you can show exactly how you spend your money in a typical week, it may get you over the line. 

“In the end, it’s up to the prospective tenant to be proactive and prove their case to us,” says Tagg.

“As an industry, we follow general rules when assessing an applicant’s ability to pay the rent, but if you can prove [that] you spend less than [the] average [person], exceptions [can be made].”

Essentially, the harder you try to prove your trustworthiness, the more likely you to are secure a lease.

Search our rent section to find your perfect place

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

Imagine finding what feels like the ultimate rental deal – spacious rooms, great natural light, and a price surprisingly below market rate – only to sign on the dotted line and realize you’ve walked into a financial trap or a scam. Renting a new home should feel like an exciting fresh start, but moving into a place without carefully scrutinizing the lease agreement can turn a dream apartment into a costly headache.

Whether you’re eyeing a high-rise apartment in Austin, TX or touring cozy homes in Tampa, FL, spotting lease red flags early can save you thousands of dollars, endless frustration, and a last-minute scramble for housing. While every rental market operates a bit differently, learning to spot suspicious listings, predatory clauses, and landlord warning signs will keep your move smooth and secure.

1. The listing looks too good to be true

In a competitive housing market, finding an incredible deal can feel like winning the lottery. However, an unrealistically low price tag is often the first warning sign of a scam. Scammers often clone legitimate properties and post them on open platforms to lure in eager renters.

“Renters should beware of fraudulent listings. A common scam is to take photographs from legitimate sites and create duplicate listings on free sites, often at a very affordable price,” says Paul Rowan, broker/owner of The Key to Rentals.

“The easiest way to protect yourself is to stay away from websites where anyone can post items for sale. Stick to dedicated rental listing sites. Other red flags can be a rental amount that seems lower than it should, or a landlord that is not able to show you the house personally.” Additionally, pay close attention to how the landlord communicates. 

Rowan notes that scammers may rely on overly emotional language to manufacture trust and lower a renter’s guard. While a warm tone isn’t necessarily a warning sign on its own, unusually personal or emotionally charged communication can be cause for caution, especially when paired with pressure to act quickly. Professional property managers and landlords generally keep their communication businesslike and focused on the rental transaction. 

2. Vague fees, maintenance terms, and hidden costs

One of the most frequent surprises renters face comes in the form of unexpected monthly charges. A contract should explicitly account for every dollar you are expected to pay, from the security deposit to recurring utility obligations.

“Before signing a lease, carefully review all fees, deposits, renewal and termination terms, late-payment charges, and restrictive clauses,” advises Janaka Perera, principal broker at Perch Properties. 

“Make sure the lease clearly identifies who is responsible for repairs, utilities, yard or pool care, and appliance maintenance. Watch for vague language or provisions that could create unexpected costs, and always ask for clarification in writing before signing.”

If a section seems ambiguous – for instance, stating that the tenant is responsible for “general maintenance” without defining what that entails – ask for explicit details. If a landlord hesitates to clarify who pays for a broken water heater or roof leak, take it as a major warning sign.

3. The property isn’t move-in ready

It’s common to tour a rental while minor touch-ups are being finished. However, if a home requires major repairs and the landlord promises to fix them after you move in, proceed with extreme caution.

Most standard rental agreements include an “as-is” clause. Once you sign that document, you legally accept the property in its current state, regardless of any verbal promises made during the walkthrough.

• Never rely on verbal assurances: If the landlord promises to install new carpets, fix appliances, or repaint, make sure those promises are written directly into the lease agreement with firm deadlines.
• Inspect before signing: Test faucets, inspect windows, check light switches, and take photos of existing damage during your initial walk-through.
• Beware of promised fixes: Accepting a property with an extensive to-do list requires a level of trust that can leave you with no leverage if the work is never completed.

>> Read: Move-In Checklist: A Guide for Landlords and Tenants

4. The lease agreement is unusually long or sloppy

While lease length varies depending on local laws and property types, extreme document lengths or messy paperwork should raise immediate concerns.

A standard residential lease generally spans between 2 to 10 pages. If a landlord hands you a 50-page document packed with hyper-restrictive rules, they may turn out to be overly demanding or micromanaging throughout your tenancy.

On the flip side, an overly casual or altered document is equally problematic. Avoid signing photocopied contracts with handwritten markouts, crossed-out clauses, incorrect addresses, or wrong legal names. A legitimate landlord will provide a clean, professionally drafted contract tailored specifically to the transaction.

5. Unlicensed property managers or evasive landlords

Before committing to a contract, take a moment to research who you are renting from. Transparency is essential when entering into a binding financial contract.

In many states, property managers are legally required to hold a real estate broker’s license or work directly under one. You can easily verify a property manager’s credentials through your state’s real estate licensing board online. If an agent or manager refuses to provide their license number or business details, it’s a clear signal to look elsewhere.

Similarly, if a landlord insists on completing the entire process online without a video tour or in-person meeting, or demands cash transfers before you’ve viewed the interior, step away immediately.

Essential checklist before you sign

To ensure you are protected from common rental traps, run through this quick checklist before handing over a deposit.

• Verify the listing: Ensure the property is listed on an established, reputable platform like Redfin.
• Research the owner/manager: Check state licensing websites to confirm property management credentials.
• Read every clause: Review fee structures, repair responsibilities, security deposit terms, and notice periods for moving out.
• Document condition: Take detailed, time-stamped photos and videos of the entire unit during your pre-move-in walkthrough.
• Get everything in writing: Never rely on verbal promises for repairs, rent grace periods, or pet approvals.

Protect your next move

Spotting critical lease red flags before you sign gives you the upper hand in your search, protecting your wallet and your peace of mind. Taking extra time to review clauses, verify property management credentials, and get promises in writing ensures your new rental genuinely feels like home.

Ready to find a rental you can trust? Explore thousands of verified apartments, condos, and single-family rental listings on Redfin today, or connect with a local expert to help guide your search.

Chances are, if you’ve ever tried to rent a house or apartment with a pet in tow, you’ve likely met a fair bit of resistance from landlords. 

After all, they have their pristine carpets, spotless walls, and landscaped garden to worry about.

But there’s a growing number of renters who are going the extra mile to promote their furry friends to prospective landlords, by creating a separate ‘pet resume’ and attaching it to their rental application.

Agents say it’s often the difference between a landlord allowing a pet to move in and refusing them entry.

Currently, rental application site 1form allows tenants to upload a cover letter and pictures of their pets.

So, if you’re putting together a pet resume, what should it include?

Pet resume basics

Sam Nokes from Jellis Craig South Yarra says that your pet resume should, first and foremost, have a cover letter that includes as much information about your pet as possible.

“Size, weight, breed – those things are very handy,” Nokes says.

“It is something the landlords appreciate when they’re considering it. It’s a great way of swaying a landlord that’s pretty 50-50 about pets.”

References

Nokes says independent references are probably the most important thing to include in a pet resume.

“Things that are good are letters or a note from [your current home’s property manager] to say that the property’s been good with inspections, and that there’s been no pet damage, no smells or anything like that,” Nokes says.

“A note or reference from the neighbours is always a good one, saying they haven’t had any issues with the pets – they’re the main issues, so it’s really about addressing those: Noise, damage and smells.”

Photographs

Some landlords are concerned about the size of the animal. Picture: Getty

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Without an indication of what a pet looks like, an agent or prospective landlord might be reluctant to accept an animal.

Biggin & Scott Richmond’s Jenn Durling says attaching a couple of photos is the best way to demonstrate a dog’s size and show that it’s unlikely to cause any property damage.

“It’s certainly helpful. I don’t know anything about dogs; I’m not a dog person. So, when someone says they have a dog on an application, it means nothing to me. But if I can see a photo, and I can see it’s a small dog, then I can relay that information to the owner,” Durling says.

Nokes adds that it also pays to include a photo of the area the dog sleeps, to show that the area is well kept.

A personal touch

Try to make the application and your pet memorable. Picture: Getty

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Both Nokes and Durling also suggest including a memorable piece of information in your application, not only to endear the animal to your prospective landlord, but also to push your application to the front of the agent’s mind.

“We often see funny photos,” Nokes says.

“We might see the last three years of the Christmas card that’s got the dog in it, or we’ll see the wedding photo that’s got the dog in it. They’re just trying to show you that this isn’t a dog that they just leave at the property; this is an animal that is part of their life, which they respect and look after.”

Durling says she’ll never forget some of the applications that cross her desk.

“Some of them make them look like dating ads. They put a real story behind it and they’re very, very witty.”

“When I’m just looking at application after application, when someone puts something in that’s a little bit amusing, I quite like it, and it sets them apart.”

Pick up the phone

Durling also advises renters to call agents and explain their pet situation.

“If you’re sending you’re dog off to your mum and dad’s while you’re at work, that’s really important information for the owner of the property to be aware of,” she said.

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