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.

Whatever your reason for selling, whether you’re downsizing, upsizing, moving suburbs, states, or countries, knowing your suburb can be the key to targeting the right buyers.

It was hard enough figuring out how to buy that house in the first place wasn’t it? But with that done, how on earth do you go about selling it?

Know your suburb

Knowing your own suburb, from a real estate perspective, can help you understand who might want to buy your house. Knowing what’s selling around you for what price can give valuable insight and help you make sense of some information your agent is passing you.

You can get a  free suburb report from realestate.com.au, which will also qualify you to receive the free guide ‘Insiders Guide to Selling’ which should help to get you started.

Knowing your suburb can help you understand who might want to buy your house.

Get the right agent

Selling doesn’t have to be an onerous task, all you need is the right agent. One who has the time for you, understands your needs, knows the area you’re selling in and has experience selling properties of a similar size and price. Often you can’t tick all the boxes in one agency…

… but you can try!

Shop around and do your research. Look at various agents and what they offer. Would you buy the first house you looked at? No, probably not, so you don’t have to pick the first agent you talk to.

But I don’t know any agents?

Searching for something you don’t know the name of is a near impossible task. Frustrating to the extreme, you can end up going in circles not knowing whom to trust.

Our find an agent search should help. Just type in your suburb and get a list of who works in your area. A great first step to finding that all important connection to potential buyers.

There’s also a wealth of information in our Selling Guide to help you on your way on turn that ‘For Sale’ sign into a big ‘ol SOLD sign.

This article was originally published on
28 Aug 2013 at 10:43am
but has been regularly updated to keep the information current.

Millions of us are renters and millions of us are pet owners. But sometimes it’s not easy to be both. 

And while recently passed reforms to Victoria’s state tenancy laws will soon give all Victorian renters the right to live with a pet, not all pet-owning renters are quite so lucky. (Scroll to the bottom of the page to find out what the laws in your state have to say about this issue.)

Here’s how to find a pet-friendly apartment and win over your prospective landlord.

1. Talk to your landlord

It’s an obvious thing to do, but many renters don’t do it – especially when a property listing says “no pets allowed”.

However, previous realestate.com.au surveys revealed that tenants who broached the topic of pets with their landlords were much more likely to get a favourable outcome.

So, don’t be discouraged: Ask the question, but remember to respect the answer.

Trend: Pet-friendly rentals are in high demand

2. Offer more rent

Pet-phobic landlords and property managers are also more likely to relent on their restrictions when tenants offer to pay more rent.

So, if you have a few spare dollars and are willing to pay above the listed rent to guarantee a home for your pets, then make that clear to your property manager. It could be the difference between a yes and a no.

3. Prepare pet references

It’s not unreasonable for a landlord to seek assurances that every inhabitant of their property will treat it with due care.

And while we can’t have pets sign on the dotted line, we can provide details and context about our pets, so that a property manager feels confident about letting them move in.

Create a pet reference that includes the pet’s age, temperament and vaccinations history, and attach a recent photograph, to pull at their heartstrings.

You may also want to include character references from a previous property manager, vet or anyone who can credibly speak to your pet’s behaviour.

Good news: Landlords say yes to pets

4. Keep thorough records

Retain vaccination certificates, vet receipts and other pet paperwork, so that you can easily produce them if required.

It’s also worth regularly sharing these with your property manager, to give them peace of mind about your pet’s health and status.

Making the effort will remind them you are a caring renter and pet owner.

5. Pets-eye view

Think of your furry friend.

Would you want to live in a one-bedroom apartment with no backyard if you were a dog?

Your property search should be suitable for you and your pet. Keeping it within certain parameters will also increase the likelihood that your application will be accepted.

6. Have a trial period

If your landlord or property manager is not fully convinced, ask if they would be willing to lease the property to you on a trial basis.

They can see how your pet is doing in the property, and you can make adjustments to the lease as required.

7. Choose carefully

If you are already in a rental property and thinking about getting a pet, be aware of the space around you.

In smaller spaces, a goldfish is a better idea than a golden retriever.

8. Get agreements in writing

If you agree to pay a little more to have your pet, or are trialling it out for a short period, get these agreed terms in writing.

If there is any confusion or disputes down the track, everyone can defer to those documents.

You can also draw up a separate pet agreement outlining all terms and your responsibilities.

9. Commit to clean

Offer to remove all trace of your pet’s presence when you leave.

While you are already obligated to clean a property when you depart, providing further commitments to deep clean carpets, treat for fleas and deodorise might be enough to get your pet over the threshold.

Finally, remember that it’s not always the landlord’s decision. Strata and communal laws may prohibit or restrict animals in a property, even if the landlord gives their blessings.

Laws for renting with pets in Australia

• ACT: the State government passed new laws in February to allow renters to keep pets without their landlord’s consent. Under these new laws, landlords will have to seek permission from ACAT to refuse a request for a pet.
• NSW: there’s nothing in the state’s Residential Tenancies Act that says you can’t have a pet, but landlords can insert their own pet-preventing clauses into leasing agreements, and NSW Fair Trading recommends seeking permission from your landlord before letting your furry friends move in.
• NT: there is no specific legislation relating to pets and tenancies, and it is up to the landlord as to whether they’ll allow you to keep one. They may have a ‘no pet clause’ in the lease agreement – in which case you’ll either need to negotiate with them or appeal to NTCAT for the clause to be removed – but pet bonds are illegal. 
• QLD: the state government is expected this year to introduce reforms to its tenancy act that would allow all renters to keep a pet. However, under the current legislation, renters must seek written approval from their landlords to keep a pet in their property, with the state’s Residential Tenancies Authority estimating that only 10% of landlords allow tenants to live with pets.
• SA: renters in South Australia must seek permission from their landlords to keep a pet, with many only granting approval on the basis that renters agree to certain conditions.
• TAS: like their South Australian counterparts, Tasmanian renters can only live with a pet if the landlord has granted them permission, or if it is allowed in the lease. Landlords often require pet owners to pay for fumigation at the end of the lease, too.
• VIC: as mentioned earlier, recently passed tenancy laws in Victoria will soon make it much easier for renters to live with their pets. Landlords will still need to give their permission, but the new laws will make it very difficult for them to refuse.
• WA: renters in Western Australia can only keep pets if their landlord consents and the pet is mentioned in the lease. Landlords can also charge a pet bond of up to $260, to cover the cost of cleaning and fumigating when you move out.

Don’t forget to use the pet-friendly search filter when hunting for properties on realestate.com.au/rent

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

There’s always a lot of advice available for those thinking about moving in with their partners. But, for some reason, picking a housemate doesn’t seem to warrant the same degree of thought. 

Which is unfortunate, because living with someone you don’t get along with can have a huge impact on your life.

So, here are a few things you should do when you’re on the hunt for a housemate.

1. Look at your friendship group

The first place you should look is in your friendship group.

These are the people who you choose to spend your time with, so it’s logical that one of them could be the perfect housemate for you.

A good tip is to choose someone with whom you’ve enjoyed travelling in the past. That way, you’ll already know how grumpy your potential housemate can be in the morning before you move in with them.

Friends can often make great housemates. Picture: Getty

---

 2. Or disregard your friendship group

Your friends might be amazing people, but that doesn’t mean you’ll be able to live together harmoniously.

You should never apologise for not wanting to live with a friend. Simply let them know that you value their friendship too much to put that kind of pressure on it.

Looking for a housemate? Find your perfect match here

3. Check out other people’s housemates

Renters tend to move around a bit, and in most social circles, there’s normally at least one person looking for a housemate.

Listen to what your friends say about their housemates. If they love coming home to their home-cooked meals and beautiful vegetable garden, store that away for future reference.

Same goes if they have an annoying dog and never pay the rent on time. The people who currently live with your potential housemates have all the information you need, so listen closely.

4. Be honest in your advertisement

There’s no point in advertising a room for a quiet housemate who keeps to themselves when you’d actually prefer a housemate who chats to you while you cook dinner.

If you want a fun and bubbly housemate, say so.

Be honest about what you’re looking for in a housemate.

---

5. Check references

Always check a potential housemate’s references, or, if you know someone they used to live with, ask this mutual friend for some honest feedback.

6. Avoid moving in with complete strangers

You’re not always going to find the perfect housemate in your extended friendship group, but, if you have to advertise and find a random person, make sure they have references and be sure to Google them.

This is not paranoid behaviour; it’s just making sure they are who they say they are.

7. Take your time

It’s a sad fact of renting that renters are often up against the clock when finding housemates – eager to find replacements before the next round of rent is due.

But you should try your hardest to allow enough time to find a decent housemate. You don’t want to be moving in with someone just because you really don’t want to have to cover the rent solo next month.

It’s no exaggeration to say that finding the wrong housemate is worse than one or two months of limited cash flow.

8. Be on the look out for red flags

If you get a bad feeling about someone, don’t ignore it.

Thinking that we’re being a bit silly, sometimes we try to ignore our intuition. But if you get negative feelings about someone when you’ve only just met them, it’s unlikely that feeling will go away.

It’s better to trust your instincts than move in with someone you’re unsure about.

9. Have the awkward money talk

You need to know where your future housemate stands on finances.

You should be wary of anyone who is in between jobs or can’t give you a decent answer as to where their money comes from.

When the rent is due, you’ll thank yourself that you picked a housemate with a steady job, rather than an unreliable, fun-loving creative who lumps you with their share of the rent.

10. Be honest about yourself

If you’re a smoker or you play drums and have band practice in the garage five days a week, you need to make that known to your potential housemates.

There’s no point in trying to hide anything about yourself, because they’ll find out eventually, and you’ll be back to square one.

11. Take the pressure down

Don’t let anyone talk you into moving in with them. Your home should be a space where you feel safe and relaxed.

This is particularly important in share houses where you may get along well with one housemate but not another. You won’t always love everyone you live with, but you at least need to be able to tolerate them.

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

So, you have a spare room, and a friend or family member needs a place to stay. Naturally, you offer to rent it out to them.

Or maybe you’re the renter, and a friend or family member offers you a spare room. You figure it’s a win-win: They receive a cash flow boost, and you inherit a landlord/housemate who doubles as a friend.

After all, what could possibly go wrong?

Well, a fair bit, as it turns out. Here are five tips to avoid a rental nightmare.

Renting to mates can work, but it can also go horribly wrong.

---

A good idea gone bad

“Don’t do it,” wrote one friend, when I asked about her experience renting from a family member. “WORST THING I EVER DID”.

While she acknowledges the renting was probably a trigger for something that was going to happen anyway, she remains upset by what happened, and concerned that others may make the same mistake she did.

“I think in hindsight it was the start of the end of the relationship,” she says. “The renting led to a breaking down of boundaries, and, then, ultimately to the breaking of the relationship. We barely speak now.”

So, how can you avoid this kind of relationship breakdown if you’re renting from, or to, friends and family?

1. Think before you jump

Have you heard the old saying, “you don’t know someone until you live with them”?

Anything that irks you about someone isn’t going to vanish when you live together. In fact, it’s likely to get worse in close quarters.

So, give the situation and the personalities some thought. Ask yourself: Do we lead similar lifestyles? Which parts of my daily life would annoy my friend or family member? And vice versa? What’s at stake here? What would happen if it did go wrong? Could it ruin our relationship? And what would happen if it did?

2. Sign an agreement

No matter who you rent to, or from, and no matter what the reason, always sign a rental agreement. Yes, it may be awkward to negotiate at first, but the consequences could be far more damaging.

If you get it right from the start, living with friends and family can be a great experience, and one you might repeat.

For instance, Leona told us about a couple she knew who moved in together, not long after they had first got together.

It was the woman’s apartment and so she had her boyfriend sign a rental agreement, because she didn’t know anything about his living habits.

“They said it was awkward at first, but it saved any potential resentment or misunderstandings,” Leona says.

It ended up working out really well. So well in fact that, several years later, the same couple lived with the man’s mother for about eight months, and, before they did, signed another agreement outlining their living arrangements.

Even if you’re in a relationship with the person renting your home, you should still stipulate a rental agreement.

---

3. Outline the ground rules

Getting everything right at the start is crucial to any rental relationship.

Barri rented from a friend-landlord, and says that outlining the ground rules was one of the main reasons they lived together happily.

“We were living together, so it was as much about living with friends as the landlord/tenant relationship,” he says.

Barri recommends sitting down and setting out the ground rules before doing it. Not just the financials, but any house rules – like when it’s ok to have people over, or how you split the housework.

“Try not to do this in the pub, and give each other time to think on it, after first talking,” Barri says. “Put it in writing and get a witness.”

4. Respect the financial transaction

Renting from anyone – friend, family, or stranger – is a financial transaction. So treat it like one. Keep money front of mind and don’t avoid discussing it.

“Don’t ask for any favours with rent or bills,” Barri says. “It puts horrible pressure on your friend-landlord, as they feel they have to agree, and then if you don’t pay, they’re in a horrible position, putting the whole relationship into jeopardy.”

“And, from the tenant side, it’s really important to think about your friend’s financial commitments here,” Barri says. “It’s their mortgage at risk, not yours.”

Bills should always be paid on time.

---

Always pay rent and bills on time. And create a kitty for day-to-day expenses like household shopping, cleaning, supplies etc.

“Friends or family constantly having to ask for money from each other is just really awkward and unnecessary,” Barri says.

5. Take away the most common friction points

Living with someone, it doesn’t take long to work out what your friction points will be. Once you work them out, take steps to solve them before they get out of hand, to avert a relationship breakdown.

No matter your age, gender, or who you’re living with or renting from, the most common share house complaints (other than money) are about cleanliness and who ate all the food.

“Get rid of those stupid arguments about housework,” Barri says. “If you can afford it, get a cleaner. If you can’t afford it, keep a rota and stick to it no matter what.”

Barri also suggests getting a regular basic shop sorted to be delivered to eliminate those arguments about who finished the milk.

And finally…

Like any relationship, communication is everything when you’re living with friends or family, so make sure you think it through, talk about it, and have an escape plan in place, to prevent things going pear-shaped.

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

While making the decision to downsize your family home might sound daunting and overwhelming, it can also be a liberating and thrilling adventure when you realise you can enjoy the lifestyle you’d only dreamed of.

There are many factors to consider when deciding where you want to live, including the amenities you want, your ideal location and increased connectivity.

Here are a few things to consider when choosing where you’d like to spend your golden years.

Consider the lifestyle you want when you downsize.

---

Choose a central location

If you’ve always lived close to essential services and transport links, or haven’t in the past but want to now, consider if your intended location is well connected. Maybe you want to be within walking distance of shops and services or close to the airport to make travelling easier.

It was precisely these considerations that made Ascot House an attractive option for Bill and Vanessa Gamack. This recently completed apartment development overlooks the Eagle Farm Racecourse just 6km north-east of Brisbane’s CBD.

Ascot House’s trackside location is just 6km from Brisbane CBD and 400m from a bus and train station.

---

They know the area well: for 30 years they lived about 5km west of Ascot in a large Queenslander with their sons, who are now aged 30 and 21.

“Vanessa went to the Eagle Farm markets to buy fruit and veggies one day and came home with an apartment. True story,” Bill says.

“We both have connections here and wanted to be able to walk to the shops, and be close to transport, the airport and friends.”

Find somewhere with a good community

Just because you’re downsizing, it doesn’t mean you need to start over again in terms of community. Consider a place that will suit your personality and passions – if you like to get out and about, choose an established area with a bustling community and welcoming vibe.

The Gamacks say they kept coming back to Ascot because Vanessa grew up close to the Racecourse, her sister lived nearby and they both had friends in the next suburb.

“We’ve also met a few of our neighbours through Mirvac functions and we got to know half a dozen families before we moved in,” Bill says.

“Everyone we’ve met has been equally happy. It’s a nice community.”

The resident’s amenities are just as impressive as the nearby sporting facilities, shops and restaurants.

---

Make sure there’s access to recreational facilities

Be sure that when you move, you’ll still have plenty of recreational activities on-site, or parks and sporting facilities nearby. If shopping and eating out is more your thing, make sure local markets and restaurants are within walking distance.

Just 700m from Ascot House is the new Racecourse Village retail precinct and a little further is the burgeoning Racecourse Road, a promenade packed with a range of businesses and services that also hosts race day parties and festivals.

Bill says he loves living centrally and not having to get in the car all the time to do the shopping. He also admits he’s been “blown away by the building itself, the amenities, the rooftop deck and gardens” of Ascot House.

A new apartments means new fixtures, fittings and appliances.

---

Don’t compromise on quality

The beauty of choosing a new home is that you won’t have to spend your weekends fixing the hot-water system or broken dishwasher – the appliances, fixtures and fittings are all brand new and built to last.

When choosing the right apartment, be sure to inspect the floorplan and check the layout is going to suit your future needs. For example, does it have a spare room for visitors or older children?

These stunning uninterrupted views over the Racecourse will never be built out.

---

The Gamacks have their own wing in their Ascot House apartment, and there’s a separate area for the son who lives with them. With plenty of cupboard space and storage, the apartment was able to fit most of their furniture from the larger house.

“We look over the racecourse so have uninterrupted views that can’t be built out, and we just love the way the apartment has been built, it just flows really well,” Vanessa says.

Ensure you’ll have peace of mind when travelling

Importantly, you want a smooth and stress-free downsizing experience and a home that will be safe and looked after if you want to lock it up and go adventuring like Bill and Vanessa often do.

The couple just returned from three months overseas and knew that while they were away from their abode, they didn’t have to worry about safety, mowing lawns or tending to the pool.

“Yes we’ve downsized, which took a little while to get used to, but that dissipated very quickly as this feels spacious,” Bill says.

“We’re very happy here.”

All images supplied by Mirvac. 

This article was originally published on
25 Sep 2018 at 12:01am
but has been regularly updated to keep the information current.