Renting Property in Australia

Finding a place to call home in a new suburb or city is a daunting task - factor in the added complexity of an overseas move to a country as far away as Australia and you're looking at a mammoth challenge.

When you migrate you not only have to find a property that suits you, you also have to choose the right area to live in. For this reason, most expats prefer renting property in Australia before they buy; a choice that works best for trying on different areas and suburbs for size.

The rental market in most of Australia's major cities, like Sydney and Melbourne, moves quickly, and finding, and moving into, the right rental property isn't always easy. That being said, there are a few tips and guidelines that can make finding your new home in Oz considerably easier.

Step 1: Learn the local lingo

The first step to renting property in Australia is to get a handle on the local lingo that residents and agents use to describe their humble homes or magnificent mansions.

In Australia properties are either referred to as flats or houses. Houses are typically larger than flats and come with an outdoor space; thus it's more likely that a two bedroom flat will cost you less than a two bedroom house, but it's not always the case.

Flats with just one room are called studios.

Expats may also come across the word "unit" used to describe a property. Units are larger flats, often with split levels like a house, but built in blocks like flats.

Step 2: Location, location, location

Next, expats will want choose which areas they would possibly want to live in. An easy way to kick start this is to visit a few neighbourhoods and stroll around imagining how you'd feel if you lived there. Take a few moments to check out estate agent windows and see if you think you the area is within your price range. If not, get on the train or bus and ride a couple of stops away and repeat. If you're moving to a major city you should come up with a short list of three or four suburbs or areas.

Part of finding the perfect location is knowing what kind of commute you can expect from home to the workplace or to your children's school. Luckily, in this robust information age some property websites, like Nestoria Australia Property Search, present their rental properties on maps that show local transport stops and stations so you can predict travel time and proximity.

If you're planning to use a car then you need to make sure that you have somewhere to park it! This is often a factor that expats overlook, but in reality it can lead to high costs and an even more hectic headache if not addressed appropriately.

Step 3: Start searching

The best way to home hunt in Australia is by enlisting the help of technology: sit down with some property search web sites and start looking at what you can afford in your selected location. Newspapers are another source of property listings, but the market moves quickly and expats are better off looking online for the freshest information.

Many Australian real estate agents manage rental properties, but ironically enough, they're often not particularly helpful to potential tenants. Initially, unless you have a large budget, the most attention they'll provide is a list of their properties and a map.

Step 4: Dealing with agents

Once you've found a property you're interested in, it's time to arrange a viewing.

Find out who's managing the property, and in the case that it's an agency - which happens more often than not, it's a good idea to find out the name of the individual agent managing the property and ask for them directly by name. The managing agent is the one most likely to be able to answer your questions and start the application process.

If you choose to phone them and they don't answer, leave a message, but also send them an email if you can, then they'll have all your details in written form. If you really like a property you might need to chase the agent – don't be shy, the rental market can often be cut-throat and it's in your best interest to pursue.

It's important to note that in Australia it's illegal for an agent to rent a property to you without you having viewed it first. Some agents hold opening viewings or open houses, where anyone can view. These can be competitive, so turn up early and be prepared. Bring all the papers necessary for you to put in an application on the spot if you decide you'd like to lease the property.

Step 5: Putting in an application for a property

Estate Agents can take more than one application, so make sure when submitting you include all the correct information. This can often be the difference between securing a property and losing out to someone else who's better prepared.

Typical applications require:

• Proof of identity (passport/ birth certificate/ drivers license)
• Proof of your income, bank statements for the last three months
• Previous rental agreements, if you have them
• References - one of the most important parts of your application; you'll need to give your current employer as a reference, and possibly a previous landlord

You might be asked to put down a deposit with your application. If you don't get the house this will be returned to you, and if you do it will go against the first payment.

Once your references have been checked by the estate agent your whole application will go to the owner of the property for a final okay.

It's illegal for agents to favour one application over another except in the order of receiving them, or in the instance of someone offering more rent.

Step 6: Signing your lease and moving in

When renting property in Australia, there's no standard for how much rent you pay in advance. However, when you come to sign your lease and to pay your first fortnights/months rent, you'll also need to pay a bond, usually in the amount of a month to six weeks rent.

The bond (similar to the idea of a security deposit) protects the owner against any damage done to the property or any bills left unpaid by the tenant. In all states, except Tasmania and the Northern Territory, your bond is kept by an independent government-owned body, in NSW it's called the Rental Bond Board.

As you're bound to the bond it's important to inspect the property thoroughly for damage before you move in. If you do find existing damage be sure to bring it to the attention of your managing agent or landlord. If it's a furnished property you should also be given an inventory. At the conclusion of your lease, the cost of any items not accounted for on the inventory will be deducted from your bond.

Before signing the lease, expats should also ask your managing agent if there are accounts set up with any utilities providers. If there are it might save you having to pay a connection fee. 

For additional support with tenants issues each state has a tenant's association that aims to protect the rights of the renter.