Australia (AU)
Australia is the world's sixth-largest country by area and one of the most urbanised nations on Earth, with over 85% of its 27 million people living in coastal cities.
Renting in Australia
Full lifecycle: finding, moving in, during tenancy, leaving.
Renting in Australia is competitive in all capital cities, with vacancy rates below 2% in most markets in 2025–26. Sydney and Melbourne are the tightest — expect 20–50 applications per listing. Bond is capped at 4 weeks rent in most states. State-based residential tenancy legislation governs all tenancies — each state has its own tribunal (VCAT in VIC, NCAT in NSW, QCAT in QLD) to resolve disputes.
1. Finding a flat
- - 100 points of ID (passport = 70 pts; driver's licence = 40 pts — most agents require 100 pts)
- - Two most recent payslips or employment contract
- - Bank statements (2–3 months)
- - Rental history — contact details of previous property manager or landlord
- - Reference letter from previous landlord (very valuable)
- - Employment reference letter from employer
- - Pet references if applicable (landlord approval required for pets)
- - Apply online before or at the inspection — realestate.com.au allows pre-filled 1Form (1form.com.au) applications.
- - A personal cover letter stating your situation, stable employment and why you love the property helps stand out.
- - Offer a longer lease (12 months minimum) if you want to compete in a tight market.
- - Attend the open for inspection in person — agents remember applicants they meet.
- - Never pay any money before signing a lease — bond and advance rent are only paid after a lease is signed.
- - Be wary of private listings on Facebook Marketplace — bond fraud is common (see scam warnings).
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in Australia.
2. Before move-in
Handover protocol
A condition report (property condition report or entry condition report) is legally required in all states. The agent or landlord completes it before you move in, listing the state of each room, fixture and fitting. You receive a copy to check, add your own observations, sign, and return. Take timestamped photos and video of every room, focusing on any existing damage. This is your most important protection against wrongful bond deductions at the end of the tenancy. Keep your copy for the entire tenancy.
Deposit
Max: Bond (security deposit): maximum 4 weeks rent in NSW (for weekly rent ≤$900; above $900/wk the bond is negotiated but must be reasonable), VIC (1 month's rent for weekly rent ≤$900), QLD (maximum 4 weeks), SA, WA, TAS, ACT, NT. Some states allow an additional 2 weeks advance rent. Bond is paid at lease signing.
Rules: The bond must be lodged with the relevant state authority within 10 business days of receipt — NOT held by the landlord or agent: NSW Fair Trading (NSW), RTBA (VIC — Residential Tenancies Bond Authority), RTA (QLD — Residential Tenancies Authority), Consumer and Business Services (SA), Bonds Administration (WA). You can verify your bond lodgement online via each state authority. A landlord who fails to lodge the bond with the authority can face significant penalties.
Return deadline: Bond refund timeline: typically 14–28 days after the end of the tenancy, subject to claim. In VIC, the RTBA releases the bond automatically after 14 days if no claim is made. In NSW and QLD, either party can apply for bond release through the authority's online portal.
Alternatives: Bond loan: if you cannot afford the full bond upfront, some states offer government bond loan schemes for eligible low-income tenants (Rentstart Bond Loan in NSW — interest-free). Private bond guarantees (BondCover in NSW) are also available — you pay a small fee instead of a cash bond, but the product has terms and conditions to review carefully.
3. During your tenancy
Water Usage Charges
Frequency: Quarterly (water), as incurred (electricity, gas)
Dispute window: 60 days from receiving a disputed utility charge or rent increase notice to dispute in most states. Keep all receipts and correspondence.
- - Landlord attempting to charge tenant for council rates, land tax, or strata levies — not allowed
- - Water charges without a separately metered property or without meeting water efficiency standards (varies by state)
- - Electricity/gas charges above the actual utility company invoice
- - Bond deductions for fair wear and tear at end of tenancy (not permitted in any state)
- - Rent increase without proper written notice (minimum 60 days in most states; 90 days in VIC)
Repairs: Urgent repairs (burst pipe, gas leak, no hot water, electrical fault, broken locks) must be fixed by the landlord immediately — within 24 hours is typical. Tenants can arrange urgent repairs themselves up to the prescribed amount ($1,000–$1,800 depending on state) if the landlord cannot be reached and can claim reimbursement. Non-urgent repairs: landlord must rectify within a reasonable time (14 days is typical; failure to do so allows the tenant to apply to the tribunal). Fair wear and tear — normal deterioration from ordinary use — is the landlord's responsibility, not the tenant.
4. Moving out
Notice period: Tenant notice to vacate at end of fixed term: NSW — 60 days for leases ≤6 months; 90 days for leases >6 months (as of 2025 Residential Tenancy reforms). QLD — minimum 14 days notice (for end of fixed term, notice must be given with at least 2 months remaining). VIC — 28 days for end-of-fixed-term or periodic tenancy. SA — 21 days. WA — 21 days. During a periodic (month-to-month) tenancy: 21–28 days notice depending on state. Breaking a fixed-term lease early: a break lease fee applies in most states (typically 1–6 weeks rent depending on how much of the lease remains).
Final handover: The property must be returned in the same condition as recorded in the entry condition report, allowing for fair wear and tear. Cleaning costs can be deducted from bond if the property is not returned clean. Professional carpet cleaning is often required by the lease (check your specific lease terms — in some states, mandatory professional cleaning clauses are unenforceable). Final inspection: attend with the property manager if possible, bring your condition report and photos.
Deposit return: Bond is released by the state authority when both parties agree, or by tribunal order if disputed. Timeline: 14–28 days from end of tenancy. To claim the bond: submit online through the state authority's portal (NSW Fair Trading, RTBA VIC, RTA QLD). If the landlord makes a claim you dispute, apply to the relevant tribunal (NCAT NSW, VCAT VIC, QCAT QLD) — bond disputes are heard quickly, often within 2–4 weeks.
Your tenant rights
Tenant association: Each state has a free or low-cost tenants advice service: Tenants' Union of NSW (tenants.org.au), Tenants Victoria (tenantsvic.org.au), Tenants Queensland, and equivalent bodies in other states. These provide free telephone and online advice on tenancy rights. State fair trading offices (NSW Fair Trading, Consumer Affairs Victoria, QCAT) handle formal disputes and conciliation.
Rent control: Australia does not have formal rent control. Landlords can increase rent during a tenancy with the required notice (60 days in most states; 90 days in VIC) and not more than once per 12 months (in most states). In ACT, rent increases are capped at CPI+10% from 2023. Tenants can dispute excessive rent increases through the relevant tribunal (NCAT, VCAT, QCAT) if the increase is above comparable market rents.
Eviction protection: No-fault eviction rules changed significantly in NSW from 19 May 2025 — no-grounds (no-fault) evictions are now unlawful in NSW; landlords must have a valid legal reason to evict. VIC, ACT, and NT had already abolished or restricted no-grounds evictions. QLD, SA, WA, and TAS: landlords can still end a periodic tenancy without cause with required notice. Retaliatory eviction (evicting a tenant for exercising their rights) is prohibited in all states. Domestic violence tenancy protections are in place in all states — victims can terminate tenancy agreements without penalty.