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Housing Hacks: how to find and apply for a rental property
18 March 2024
Secure your next home
Finding the right place to rent and to live is a process, with many things to consider. In our second Housing Hacks article, we share tips to help you find and apply for your next home, along with the rental scams you need to look out for.
If you need emergency or short-term housing, please contact Accommodation Services on +61 2 9351 3322, 9 am to 5 pm Monday to Friday, or by email at accommodation.info@sydney.edu.au.
If you think you've been impacted by a rental scam, cease communication with the person or company and report it to Scamwatch. For more information on scams and how to avoid them, visit our scams webpage.
If you are experiencing financial difficulties that are impacting your studies, you may be able to apply for financial support.
Finding a rental
Now you know your rights and responsibilities as a tenant in Sydney, it’s time to begin the hunt for your new home. It’s important you feel comfortable and safe when renting, in a location that fits your budget and lifestyle.
Yet finding a new place to live can be overwhelming, and rental properties are snapped up quickly in Sydney. Keep an open mind and be proactive and persistent in your search. If you don’t get the first property you apply for, don’t be disheartened! Something similar is bound to pop up that you can apply for.
Where to begin
There are a range of websites you can use to help you find a rental property that fits your needs. Two of the most popular are Domain and realestate.com.au.
Connect with real estate agencies in the local area you’d like to live in, like LJ Hooker, Belle Property or Stone Real Estate. Go to the agency in person and meet the people that work there – they might be able to keep an eye out and let you know when properties become available.
If you’re thinking about sharing a house with others, browse shared accommodation websites like Flatmates. Flatmates is Australia’s biggest peer-to-peer accommodation website that allows people to list their spare rooms, find accommodation or team up with others to start a share house. They have a moderation team to help with issues on the platform and to keep you safe – read Flatmates’ tips on how to search for share homes safely.
Chat to your new uni friends and let them know you’re looking for a new place to call home! A new classmate might already be looking for a buddy to share with, or they may know someone in their friendship group who needs a flatmate. House sharing is a great way to expand your social circle and find lifelong friends.
You might also see property postings or people looking for a flatmate on community notice boards in your local shopping centre, or through community groups on social media. Be extra cautious exploring properties for rent through these unregulated channels – while you might see a great deal, you need to ensure the property is legitimate and not a scam.
Unregulated private rentals that are not arranged through a real estate agent may increase the risk of unfair rental arrangements or unreasonable living conditions.
Use the filters
Real estate and shared accommodation websites have a vast range of property listings for rent, that you can filter by price, property type, location, and other specifications or features you need. Utilising the search filters will help you find a property that suits you best.
First, make sure you can afford the rent. Check out the Study Australia cost of living calculator to get a rough idea of your living costs, and use Moneysmart’s budget planner to work out what you can realistically afford. Once you have a budget in mind, use the search filters to display properties within your price range.
Be proactive and persistent when searching and applying for rental properties.
Rental listings may also indicate what additional costs you can expect on top of weekly rent, such as the bond amount, whether the property is already furnished or not, and if any utilities or bills (water, gas, electricity) are included in the rent price. If these aren’t listed, you can ask the real estate agent for more information at the inspection.
Using the filters to narrow down your search by location will also reduce the time it takes for you to travel to inspections. Inspections generally are only open for around 15 minutes. With good planning, you may be able to knock off a few inspections in one morning.
Save your searches and set up notifications so you receive a message when new properties are listed that match your criteria.
How to inspect
Always attend an inspection in person and never agree to place a deposit on a property you have not seen. Inspections give you the opportunity to meet the real estate agent and confirm that the property listed is legitimate and as described, so you can avoid falling victim to a rental scam. If you can’t make the inspection times advertised, get a trusted friend or family member to inspect the property for you.
Mid-week inspections tend to be less busy than weekend inspections. You might find you have a better chance of securing a property if you’re able to attend an inspection between Monday and Friday.
First impressions count at inspections! You are meeting a potential landlord, real estate agent, or flatmate, so it’s important you set a positive tone from the start. Dress tidily, plan ahead so you can arrive on time, introduce yourself and have a friendly conversation if the opportunity presents itself.
If you’re inspecting a property to share with existing tenants, it’s good to know that some shared agreements are more formal than others. Ask if you’ll be on the lease or not. You can also ask to see the lease agreement so you’re familiar with all of the conditions outlined in it. Also have some lifestyle questions in mind you can politely ask your potential flatmates, to get an idea from the get-go if you’ll be a good match living together:
- Do you like to socialise quite often, or do you like a lot of your own space?
- Are there any general house rules I should know about?
- Do you have a cleaning roster?
- How do you share the bills?
- What’s the process for paying the rent on time?
- How long are you planning to live here?
They might like to ask you the same questions, so think about your answers in advance.
When inspecting a property, check that it matches the description of the posted listing.
What to look for
Assess the condition of the property
Ensure the property matches the description and images on the real estate listing. Make sure things are in good working order; the house is clean, well-ventilated and free of mould or dampness, and the house is secure (windows and doors are lockable).
The house might be occupied at the time you inspect it, so while you're having a look around be mindful and considerate of the current occupier's personal belongings.
- Overall cleanliness
- Any signs of structural damage (cracks in the walls, roof leaks)
- Appliances are in good working order (stove, dishwasher)
- Any mould or mildew build up
- Water stains, leaks, dampness or damage around windows, on walls, ceilings, floors, or near plumbing systems
- Taps work with adequate water pressure and no leaks (bathroom, shower, kitchen)
- Functionality of lights, switches, and power outlets
- Adequate ventilation – windows open for natural airflow, exhaust systems in place in bathroom and kitchen
- Adequate natural light
- Security measures – doors and windows locks, alarms and intercom systems (if applicable)
- Any signs of pests or infestations
- Internet and phone connectivity
- Safety – smoke alarm system, accessibility of fire exits and emergency procedures (particularly in an apartment)
- Adequate storage space
- Noise levels from surrounding traffic/neighbourhood
Make a quick note of any faults so that if you do choose to apply and are successful for the property, you can notify the agent for repair, or note them in your condition report. If there are any serious faults that render the property unliveable, like noticeable mould, look for a property elsewhere.
Get to know the community
Check out local cafes and restaurants, nearby shopping centres, outdoor public spaces and parks, amenities and importantly, transport options. You want to know if your new neighbourhood is safe and well connected to the surrounding community.
If you choose to live there, consider what it will be like be to do your groceries, how easy will it be to travel to the University or your job, and how will you get around Sydney to visit friends or explore.
How to apply
Preparing documents
Sydney's rental market is competitive, so your best move is to keep your options open and have multiple applications on the go. The first step to securing a property to rent is to make sure each application is the best it can possibly be, and apply as soon as possible. Being organised is your key to success.
Read the application guidelines thoroughly and ensure you have all the documents you need to apply before applying, so you can streamline the process for you and the real estate agent. The easier the process, the more chance you have of getting approved.
You’ll need identification documents, like your driver licence, passport, or Medicare number. Find out exactly what you need and take photos or scan copies onto your computer ahead of time so you can easily attach them to your application.
Proof of income shows you’ll be able to pay rent on time, whether through payslips if you’re employed or via bank statements. It’s handy to have your employer’s details on hand too if the application asks for them.
A rental history provides the real estate agent with details for the last few places you’ve lived. Make sure the history lists the address, correct lease dates, rent amount and previous real estate agent details. If this is your first time moving out of home and you don’t have a rental history or ledger, that’s ok! You’ll be able to indicate this on the form.
A rental ledger is a record of all rent payments and demonstrates that you paid your rent on time each week. Your previous real estate agent should be able to provide this information to you, or you can compile each receipt of rent payment you received into a document yourself.
Positive reference letters will go a long way in making your application stand out. If applicable, ask your previous real estate agent for a rental reference to demonstrate you are a reliable and respectful tenant. You can also ask your employer or a personal contact for a reference to indicate your good character and responsibility. Always inform your referees if you’re applying for a new rental and using their reference, so they know to expect a call.
Writing a cover letter is another way to give your application an extra boost. Like a cover letter when applying for a job, it’s a chance to introduce your personal traits, your professional background, your rental history, and to mention your references attached to the application. Indicate that you’re ready to move in immediately, you’re a clean and respectful person, and you're able to pay rent on time, every time.
Tailor each cover letter to the property you’re applying for, and why this property appeals to you – maybe because you’re a dedicated student and it’s close to the University, or perhaps the property location is in your dream suburb where you spend a lot of time, or it might be near family. Keep it short and to the point – a couple of paragraphs should be enough space to inform your agent on what they really need and want to know.
Follow up
Following up on your application’s progress could make a big difference. It shows you’re proactive, keen to move into the property and gives you another chance to connect with your real estate agent so they keep you in mind, either for this property or for future opportunities. It also allows you to stay updated on your application’s progress, so you can move on to the next property quickly if unsuccessful.
Give the real estate agent a quick call after you apply (within 24 hours) to show your enthusiasm about the property, thank them for the inspection and express again why it’s such a great fit for you. Offer any additional documentation they might need to progress your application faster.
If the real estate agent lets you know your application was unsuccessful, ask them what they think might make your application stronger, and enquire about future similar listings.
University support is available if you think you've been impacted by a scam.
Rental scams and how to avoid them
The competitive nature and volatility of the rental market in Sydney is leading to an increase in rental scams, many of which target students. Anybody can be impacted by a scam, so it’s important you know what to look out for, what to do if you’ve been scammed, and how to access support.
Common rental scams may involve being asked to pay bond or a deposit upfront for a property that doesn’t exist, the property does not appear as advertised, or you’re paying more than is reasonably expected for fair rent.
Warning signs to look out for:
- You aren't given an opportunity to inspect the property
- The property has been advertised on an unknown or untrustworthy site
- You’re asked to provide physical copies of your passport, visa, or immigration documents upfront and not in a formal application
- You’re asked to provide personal details like bank or credit card numbers
- The rent is a lot cheaper than similar accommodation in the area
- You’re asked to pay money upfront before seeing the property or signing a lease
- The landlord or agency creates a sense of urgency by saying the property won’t be available for long so you must secure it now
Never reveal personal details early in the rental process and without being provided official documentation like a residential tenancy agreement. Also be wary of emails or text messages regarding rentals – it’s best practice to contact an agency or agent directly by the phone number listed on an official website.
Head to our student website for more information on common rental scams and how to avoid them, and how to get help if you’ve been targeted.
- If you need to move urgently, contact Accommodation Services on +61 2 9351 3322, 9 am to 5 pm Monday to Friday, or by email at accommodation.info@sydney.edu.au for help with moving or more information about emergency and short-term housing.
- Students’ Representative Council caseworkers provide free, independent and confidential advice to undergraduate students. They may be able to help you find temporary and emergency accommodation. Make an appointment by calling 9660 5222.
- The Sydney University Postgraduate Research Association Postgraduate Advocacy Service provides postgraduate students with free advice and assistance with tenancy matters.
- Financial Support Services can help enrolled students with essential living costs.
- Student life, wellbeing and support offers a range of health and wellbeing, financial and personal support to students, with services available 24/7.
- If you’re experiencing domestic violence, please contact the Safer Communities Office via phone on +61 2 8627 6808, 8:30 am to 5:30 pm Monday to Friday, or by email at safer-communities.officer@sydney.edu.au. If you need domestic violence after hours support, call 1800RESPECT. For emergencies, call 000.
Keep your eyes peeled for the next article in our Housing Hacks series on how to create and stick to a budget while renting.