Understanding tenancies, find affordable housing and your rights under the law.
When you rent a home it means that you (the ‘tenant’) pay money (called ‘rent’) to the owner of the property, who will ‘lease’ the property to you through a lease agreement for a period of time.
In this article, we expand on the basics of how renting and tenancy work, where to find affordable housing, what your rights are under the law, and who to turn to for help when things go wrong.
Challenges and considerations
Renting a home can be an exciting and liberating experience, giving you the flexibility and freedom to live life on your own terms. However, it also comes with its own set of hurdles.
Making it yours
Renting means that you have fewer rights over the use of the property, so any modifications must be done with the permission of the landlord.
Uncertainty
As you don’t own the property, there are some circumstances in which you may be asked to vacate the property. But there are laws protecting you from unexpected evictions.
Safety and security
Renting a home comes with advantages and disadvantages compared to owning a home. When house prices are high, renting tends to be more affordable, except in the very long term. Most rentals tend to be leased for a year, but people often rent for a long time after the initial lease is over. Many tenants worry about rents rising but also the cost and insecurity of moving to a new rental.
Ownership versus occupation
When renting, although you occupy someone else’s property, you are paying a significant amount of money to live there and use the home as you’d like. However, many landlords view the property as their investment, rather than a service they supply to you. At times, this can lead to disputes over the use of the property.
Types of rental property
There are a few different types of rental property. While this page focuses mainly on private rentals, we’ve listed some other types below. All types of rentals are regulated by laws in your state or territory in order to protect your right to a home, and the owner’s property.
Private rentals
A private rental is an agreement between you (the ‘tenant’) and a rental provider (the ‘landlord’). This is where the landlord owns the property, then leases it to you and takes the rent money as a form of income or investment.
Payment for the rental and communication is usually done through a real estate agency that manages the property on the landlord’s behalf. However, it’s also possible to rent a property directly from the landlord.
Social housing
Rental housing for people on low incomes is usually known as ‘social’ housing. It’s especially for those who have recently experienced homelessness or family violence or have other special needs.
Who are you renting from?
The lease is an agreement between you (the ‘tenant’) and the owner or manager of the housing, which is:
- the state or territory government – for what’s typically called ‘public’ housing
- a not-for-profit organisation on behalf of the government for ‘community’ or similar housing.
Eligibility and waitlists
Social housing has lower rents than private rentals and usually has strict eligibility requirements. Due to a limited supply of housing, the waiting lists are usually long for these types of rentals.
Where to find information
| Australian Capital Territory | Types of housing |
| New South Wales | Applying for social housing |
| Northern Territory | Public housing |
| Queensland | Public and community housing |
| South Australia | Public and community housing |
| Tasmania | Housing Connect |
| Victoria | Social housing |
| Western Australia | Rental Assistance Options |
Rooming houses
Rooming houses, alternatively called boarding or lodging houses, are a type of accommodation where a few people occupy private rented rooms, each with their own lease agreement. In this case, the agreement between you (the ‘tenant’) and the rooming house operator.
In most rooming houses, residents share bathrooms, kitchens, laundries and other common areas. Rooming houses are regulated by law to have minimum standards of privacy, security, safety, and amenity.
Student housing
Student housing is usually an agreement between you as a student (the ‘tenant’) and either your university or the private company that supplies your student housing.
It shares many features with rooming houses – like shared bathrooms, kitchens, laundries and other common areas – with the difference being that it is set up specifically for students. This means that you are likely to get accommodation shared with other students and close to your place of study.
Caravan park residency
You can live permanently in caravan parks in Australia with written, or sometimes verbal, agreement from the owner of the park. There are many reasons why you might choose to live in a caravan park – it could be local to you or near seasonal work, or you may not be able to find any other suitable housing.
Before you move
It’s important to know a few things up front. Ask whether:
- the owner of the park is planning to sell it
- there’s any legal action pending on the ownership of the park
- the park area is in a flood area or other natural hazard
- the park amenities are in good shape, like bathrooms, laundry and electricity supply
For more details, see your state or territory government’s website on residency in a caravan park
Finding a rental property
When looking for a rental property, there are a few considerations to factor into the process, from where you look and how you can afford, to what’s out there that’s right for you.
Property and location
You’ll have all sorts of things on your list. Be sure you can tick off the following:
- Does the area have what you need, like public transport, shops, and parks?
- Does the property meet minimum standards?
- locks on doors
- working bathroom and kitchen
- laundry facilities
- heating and cooling
- structural safety and safe power and water connections
Consider all the costs
Before you go to any inspection, know your financial position and what you can afford. By this, we’re talking about where you stand now, and how you’ll feel once you move in.
- figure out what you can afford by making a budget
- factor in payment of the rental bond, which is typically 4 weeks’ rent
- think about the furniture you need to source if the rental comes unfurnished
- consider the cost of bills for things like electricity (and make sure you’ve paid off any existing bills)
- budget for moving your possessions to the new property
Calculating the price of rent
Understanding how much a rental will cost can be confusing, as they’re usually advertised by a weekly rate, but when you move in and pay rent, you’re actually paying once for each month on the calendar.
You can use this rent calculator to figure out the true cost of your rental. Simply put in whatever pay period you know, and it will tell you what the cost will be over other periods of time.
What if you can’t afford to rent?
The rental market can drive the cost of rentals sky-high in certain areas. If you have trouble finding an affordable rental, you could:
- team up with a friend or relative who is also looking for a property to rent
- find people to move out with on share-house websites and social media pages
- talk to Centrelink to see if you qualify for social housing for people on a low income.
📌 See our dealing with Centrelink page.
Advertising websites
The way most people find rental properties is with advertisement websites for rentals. While these sites can help you decide what’s best for you, it’s important to know how they work.
- they are there to make a profit – sites often take money from advertising certain properties at the top of lists, so make sure you’ve had a look to see how properties compare on other sites.
- they might not be comprehensive – the sites might not list everything that’s available, so, you might want to look at multiple sources before deciding.
Applying for a private rental and signing a lease
When you’ve found a rental property, you must apply for it. This is usually done by filing out a form that declares things like your income. You’ll likely need a few different forms of identification and proof of income.
Increasingly, rental applications are done online. The application must be approved by the landlord and/or real estate agent. It can take multiple applications to successfully secure a place.
Before you sign
When signing the lease, make sure you read it thoroughly and understand everything it says before signing. If you’re having trouble understanding your lease, you can get help from a tenancy support group.
Pay the bond and first month
Once approved for a rental, you must sign the lease and pay a bond. You’re also usually required to pay the first month of rent in advance. This can be a lot of money all at once – making it important to factor these upfront costs in before you apply.
End of lease
You are usually given a fixed-term lease of 12 months at the property. At the completion of that lease, there’s usually the option to renew the lease for another fixed term or to switch to a month-to-month agreement. You will switch to a month-to-month agreement automatically if no new fixed-term lease has been signed.
What is the rental bond?
A rental bond is a deposit that you pay on the condition of the property. Once the bond and rent are paid, you can take possession of the property.
Your bond money is held by a government authority until you move out. It’s then refunded if there is no serious damage to the property.
The cost of repairing any existing damage to the property when you move in should not be charged to you, and is usually recorded in a condition report.
Where to find financial help
| Australian Capital Territory | Rental bond help |
| New South Wales | Apply for a Rentstart Bond Loan |
| Northern Territory | Help with bond assistance for private rental |
| Queensland | Bond Loans and Rental Grants |
| South Australia | Help paying bond and rent |
| Tasmania | Private rent assistance |
| Victoria | RentAssist bond loan |
| Western Australia | Bond Assistance Loans |
For help with a bond dispute, read about tenants’ rights below.
Filling in condition reports
A condition report is key to getting your bond back when you move out. When you first take possession of the property, you complete a report for each of the rooms in the house.
It’s an important document because it allows the property manager to track the ‘wear and tear’ and any damage to the property, during the time you stay. Be sure to keep a copy of this report yourself, and take your own pictures of any existing wear and tear on the property.
Share houses
If you have trouble finding an affordable rental of your own, you might consider teaming up with a friend or relative also looking for a property to rent. Combining budgets can help you secure a rental that may have been out of your reach before.
Who makes a good flatmate?
Take the time to consider what living with any particular person could be like. For example, will they reliably pay their share of the costs? Remember that by jointly signing the lease, you’re equally responsible for upholding the agreement.
Talk things through
Before you move in together, be sure to agree between all flatmates how you will:
- pay for bills, including rent and utilities
- pay for groceries
- withdraw from the rental lease (if one of you moves out)
- fairly share household duties.
Moving in with your partner
If you move out with your partner for the first time, it’s important to have an honest chat about your finances first. Get to know their attitude to money, and together agree on what your goals are and what you can both afford.
For more information, read about relationships and money or try the financial toolkit for couples.
Maintenance and repairs
If you’re renting and something breaks or is damaged – and it isn’t your fault – it’s the legal responsibility of the landlord to organise and pay for any repairs. These repairs must be carried out by a licenced or registered person if the work requires it.
Renters typically continue to pay rent while waiting for repairs to be done or waiting to be paid back for repairs. Noting if the tenant has caused the damage, they are expected to cover reasonable costs of repairs.
How long can things take?
It can often take some time to have repairs organised and carried out. Depending on the laws of your state or territory, these repairs usually fall into the categories of urgent or non-urgent.
Urgent repairs cover anything that must be done immediately or the property will become unsafe or difficult to live in – for example, a gas leak or electrical fault. Be sure to contact your landlord or real estate agent immediately when urgent issues arise.
Why issues must be reported
Some tenants can be afraid to request repairs because they’re worried it could result in an increase in their rent or some other form of punishment. Be assured that the law is very clear about responsibility for repairs, and when rents can be raised. Also, it’s in the interest of the landlord to keep the property in good condition to maintain its value.
Dispute resolution
There are times when requests for repairs might result in a dispute between tenants and landlords. Especially if a landlord or real estate agent is slow to respond or refuses to pay for repairs. Find a service near you.
Where to find information
| Australian Capital Territory | Maintenance, repairs and modifications |
| New South Wales | Repairs and maintenance |
| Northern Territory | Repairs and Maintenance |
| Queensland | Maintenance and repairs |
| South Australia | Repairs and maintenance in private rental properties |
| Tasmania | Tenants Union of Tasmania Fact Sheet |
| Victoria | Repairs and maintenance |
| Western Australia | Rental home maintenance and repairs |
Concessions for renters
Concession programs are run by the state and territory governments and cover utilities, housing, transport, health, legal costs, recreation, and more. Eligibility and concessions differ by region.
The Federal Government offers concession and health cards, namely the Pensioner Concession Card,Low Income Health Care Card, and Commonwealth Seniors Card.
| Australian Capital Territory | Cost of living assistance |
| New South Wales | Concessions, rebates and assistance |
| Northern Territory | NT concessions scheme |
| Queensland | Maintenance and repairs |
| South Australia | Concessions |
| Tasmania | Concessions |
| Victoria | Concessions and benefits |
| Western Australia | ConcessionsWA |
Who can help you with renting?
Support services for rent-related issues and keeping a roof over your head include rent assistance payments, legal aid, tenants’ rights, no-interest loans and community support organisations.
Tenants’ rights and support groups
Whether it’s leases, bonds, condition reports, or because something has gone wrong with your rental property, there are support organisations who can help you. Their services vary in each state and territory.
Reasons to ask for help may include when:
- you can’t afford rent due to financial hardship (when you don’t have enough income to meet your expenses)
- you have not got your bond back
- your rent has been raised unexpectedly
- you are in a dispute with your landlord
What support look can look like:
- advocating on your behalf
- referral to free legal advice
Tenants’ help in states and territories
| Australian Capital Territory | Legal Aid ACT |
| New South Wales | Tenants’ Union of NSW |
| Northern Territory | Darwin Community Legal Service |
| Queensland | Tenants Queensland |
| South Australia | RentRight SA |
| Tasmania | Tenants’ Union of Tasmania |
| Victoria | Tenants Victoria HousingVic Dear Landlord by Justice Connect |
| Western Australia | Circle Green Community Legal |
For specific information for older renters, you might like to visit the Housing for the Aged Action Group website.
Financial support for renters
There are many organisations and government agencies that offer financial support for renters in financial hardship.
Government support payments
The Australian Government runs support payments through Centrelink, like rent assistance payments, and each state and territory also has their own assistance programs.
| Australian Capital Territory | Rent relief fund |
| New South Wales | Access private rental assistance |
| Northern Territory | |
| Queensland | Financial help with renting |
| South Australia | Private rental assistance program policy |
| Tasmania | Housing concessions |
| Victoria | Financial help for private renters |
| Western Australia | Rental assistance options |
No interest loans
No Interest Loans (NILs) allow you to borrow money to help you get back on your feet without having any of the crippling interest or high fees that come with other forms of loans.
How does it work?
NILs are typically offered for up to $2,000-$3,000 for rent or bond, essentials like fridges, washing machines, furniture, kitchenware, medical expenses, car repairs, education fees, and other goods and services you might need.
There are certain rules around who can apply for NILs. Generally you must:
- have a Health Care Card, a Pensioner Concession Card (or an income less than $45,000 per year after tax)
- have lived at your current address for more than three months
- show that you can repay the loan.
Who provides NILs?
NILs are a service offered by community organisations. You can find providers over at the Good Shepherd website.
The ‘Ask Izzy’ resource
Ask Izzy is a website that connects people in need with everyday necessities, housing, a meal, money help, family violence support, counselling, and more all around Australia. It’s free and anonymous. If you’re on the Telstra or Vodafone mobile networks, you can access Ask Izzy on your phone even if you don’t have credit or access to wifi.
Dispute resolution
If you find yourself in a dispute with your landlord, or the organisation or company that manages your rental, you’ll find support through the state and territory governments.
| Australian Capital Territory | Rental property disputes |
| New South Wales | Get help with rental disputes |
| Northern Territory | Resolving disputes |
| Queensland | Legal and dispute support |
| South Australia | Help to resolve disputes between tenants and landlords |
| Tasmania | Resolving rental property issues |
| Victoria | Resolving renting disputes |
| Western Australia | Residential tenants |
Each state and territory run affordable housing called ‘social housing’ or similar for people on low incomes. Especially, people who have recently experienced homelessness, family violence or have other special needs.
| Australian Capital Territory | Types of housing |
| New South Wales | Applying for social housing |
| Northern Territory | Public housing |
| Queensland | Public and community housing |
| South Australia | Public and community housing |
| Tasmania | Homes Tasmania |
| Victoria | Social housing |
| Western Australia | Rental assistance options |
Eviction
In very extreme cases, your landlord may take steps to evict you from the property.
There are strict laws in each state and territory to ensure that eviction is the absolute last resort. Eviction cannot be carried out by the landlord themselves, it can only take place if the landlord has taken a series of steps over a set period of time – including giving notice and a legal hearing. You can find out what to expect at the links below.
| Australian Capital Territory | Termination of tenancy |
| New South Wales | Applying for social housing |
| Northern Territory | Public housing |
| Queensland | Tenancy Fact Sheets |
| South Australia | Eviction and breaking the lease agreement |
| Tasmania | Eviction Notice Tenants’ Union of Tasmania |
| Victoria | Eviction |
| Western Australia | Ending a tenancy |
This information was last updated on 5 June 2023.
The links and resources in this article have been compiled and reviewed by the Brotherhood of St. Laurence. We aren’t responsible for what you’ll find at the links, though we do hope you find the information useful. See our disclaimer if you’d like to know more.
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