Donate
Quick Exit

Private rental

Dec 12, 2024

1.        Have your documents ready.

It helps to have both printed copies and digitised (photos or scanned) versions of your documents ready to go before you start viewing properties, so you can move quickly.

Here is a summary of what you need: 

  • Personal Identification: Generally you need two things that identify you and at least one that has your photo on it. (E.g. driver’s licence, passport, medicare card, birth certificate, and health care card) .
  • Proof of income: Recent payslips, tax return, bank statements, or Centrelink income statements will help establish you as a viable candidate. You will need one month’s rent and bond money to pay upfront.
  • Proof of rental history: Provide  a rental ledger or rental receipts to show you pay on time. You can ask your last agent for a copy of yours and you should have it within seven days. Alternatively, you can make one of your own from your rental receipts at many places if you have moved a lot. Providing proof of rental history may be difficult as a first-time renter or if you have not rented in a long time, but if you’ve been a housemate or are moving out of home, a ledger of your contribution to the household can be helpful.
  • If you have not always been able to pay your rent on time, consider how else to advance yourself as a tenant.
    • If you have a government income for example, you can arrange Centrepay and let them know you have it as this guarantees rent will come out of your payment first.
    • If you have got on well with a previous property manager, see if they have available properties, and if they will give you a reference.
    • Speak or write to the real estate agent and emphasise your ability to look after the property. It’s a tricky balance, but try to sound confident and positive and not beg. (We have noticed that often, even if people have multiple issues, if they sound confident and project a good image, they are more likely to get through.)
  • Introduce yourself: Whether it is a cover letter, a short introduction in an online application or a meeting with the property manager at an open inspection, knowing what you want to say will make it easier if you are stressed or busy.
    • Real estate agents and single mums both recommended that you introduce yourself to the agent at the open inspection and tell them a bit about your family, to help you stand out from the crowd.
    • Think about how you want to introduce yourself and your child(ren), and why the property you’re applying for is appropriate for your family.
      • Tell them why you’re a great candidate – e.g. paying rent is your first priority, you want to stay in the area, you want a home and stable life for your kids, and you will care for the property so that every inspection is reassuring to the agent and owner.
  • Reference Letters: If you can get a reference letter from a past landlord or property manager that conveys your trustworthiness and respect for the property, that speaks volumes to new landlords.
    • It is worth having the mobile number or email address of the property manager of your previous two rentals if you know they will speak well of you.
    • Letters of recommendation from employers or clients can also be of help. Ensure they’re short, positive, relevant and credible. An agent may call the referee to verify the information they provide.
  • Savings: Whether you are saving for your bond, your first month’s rent, or a house, it is often useful to deposit into a savings account separate from your transactions account. If you do not have enough savings when applying for the rental property, consider contacting a bond assistance provider in your area. (see below)

2.        Searching

Start with a list of priorities. Supply is tight so you will need to be flexible but knowing what you want helps you think.

  • What you can afford
  • Where you want/need to live
  • What you need to have near you e.g. schools, childcare and/or afterschool activity options, public transport, parks, family and support.

The websites below contain the legitimate ads from real estate agents and private landlords. You can set up daily alerts for new ads to be sent to your email.

Rental opportunities are posted on social media (e.g. Facebook, Instagram and LinkedIn) and in newspaper classifieds. Stay alert to the possibilities for scams.

  • Don’t commit to a property over the phone if you haven’t seen it
  • Never send money without visiting and seeing the property and making sure you are dealing with the legitimate owner or authorised agent.

Inspections

Go to the first available inspection, as sometimes there is only one. Weekdays are less crowded than weekends.

Engage

Introduce yourself to the Property Manager and remember their name. By using their name, complimenting the property and demonstrating your interest they are more likely to remember you, which helps when they’re presenting candidates for consideration to the landlord. Be memorable. 

Ask any questions you have about the property. It is important to ask if there is a minimum income required, as many landlords and agents will only accept applicants who have an income of more than three times the rent. If you don’t have that but can show you have maintained this level of rent for a long period on your current income, the rental ledger will be important.

“The number one thing you need to do when you inspect the property is ask the real estate agent their preferred way of applying – because the typical agent will get applications from multiple sources, ranging from email to phone to online. That way you can be assured that you’re at least on the list to be considered”. Greg Bader, CEO, ww.rent.com.au

Apply

  • Apply immediately if the property is suitable. Consider a cover letter to the landlord with a photo introducing your family. 
  • Most if not all applications are via an app or online and a link will be sent to you by the agent after you have viewed the property.

Most agents use online application software to help collect, compile, and analyse rental candidates. These use algorithms to produce a list of the most desirable candidates based on factors such as income, rental history etc.

This software might access your social media activity, behavioural data, or other online material about you. This is not a preferred practice but it is worth being aware of.

Consider reviewing all your social media and put your name into Google search if you want to see what they might find.

Follow up

In the current market, many rental properties are leased within 3-5 days of being open for viewing. Some agents are given full responsibility for choosing tenants, others provide landlords with their top five candidates from which to choose.

If you didn’t have the opportunity to speak with the Property Manager at the opening, call them later that day or the next.

  • Tell them you have put in an application and you want them to know you have an excellent rental history.
  • Say that although your income may not be as high as some and only one income for the household, you have demonstrated capacity to pay this amount of rent on time and in full, over X years.
  • Tell them you are a single mother, and how good this property will be for you and your child/ren.

If you haven’t heard back within three days it is worth calling to ask if a decision has been made, or if any further information is required.

Signing the rental agreement

A rental agreement is a lease and a binding contract between a landlord and a tenant. Because these are legal documents, they should include things like:

  • The amount of rent and how it is to be paid
  • How rent increases will be calculated
  • The length and type of agreement
  • The amount of bond
  • Other conditions and rules
  • Any special terms.

It is worth understanding what should be in a rental agreement and then carefully checking the contract you sign to make sure it is what you expect.

Examples of things that should not be in the lease are:

  • Making you take out insurance
  • Say you will pay extra rent or face penalties if you break rules in the agreement
  • Asking you to pay for the landlord or agent to prepare the agreement, etc.

Note that agreements vary around Australia so if in doubt, please check with the following resources:

What your agent will give you

You can expect your agent to have these, and provide you with a copy of:

  • Images of the state of the property at the time you signed the lease.
  • A copy of the signed rental/lease agreement.
  • Keys -they should also let you know if they will be retaining a spare at their office.
  • Conditions report.

Before you move in

Take some photographs before moving your belongings in.

  • Take photos of the floors, walls, windows, doors and ceilings and anything in poor condition before moving your belongings in.
  • Compare your photos to the conditions report and note anything that may be different or damaged.
  • If there are appliances (oven, hot water system, heater, air conditioner, fuse box) take photos of these too.
  • Take images of the cupboards in the kitchen and pantry and any areas around your property that you will be responsible for maintaining.
  • Keep them in a safe place for when you leave as evidence of the state of the property when you took possession.

3.        DURING YOUR TENANCY

Rights

You have the right to the “quiet enjoyment” of your home. This does not mean no one can make any noise. It does mean the landlord and/or their agent cannot harass you or walk in whenever they want.

They do have rights to enter (these vary a bit around Australia) generally in these circumstances:

  • The reason is allowed under the relevant legislation (e.g. a quarterly inspection), and
  • They have given you proper written notice, and said why they want to enter, and
  • The entry is in usual business hours (not weekends or public holidays).

You can refuse them entry if they don’t meet the requirements, and they can also enter for another reason if you have agreed they can.

If someone else needs to enter, for example a tradesperson for repairs, they can also enter if the above requirements have been met.

Once they are in your home, they must:

  • Behave in a reasonable manner, and
  • Not stay any longer than is necessary to achieve the purpose of the entry.

Both these are important for single mother families as while it is not common, some landlords or agents will try underhand things like asking for sex in place of rent, or actions that make you or your kids uncomfortable.

“I told him (the maintenance guy): your work is done now. Please leave! The kids know that tone of my voice and they both just stared at him. I think it helped unnerve him. Anyway, he left.”

Responsibilities

As a tenant, you have responsibility for the care of the property and consideration of the landlord. This means:

  • Pay your rent on time
  • Take out the garbage
  • Keep the place clean and in good condition
  • Don’t disturb neighbours.

Maintaining good communication with your agent/landlord is required and sensible. E.g.:

  • Alert them when something needs repair
  • Apologise if you’ve broken something by accident and help to make it right.
  • Check if you need to notify them if you get a pet.
  • If you want to sublet an area of your home, you will need to inform your agent.

Maintenance

If you have maintenance that needs to be done, first log an incident on your agent’s portal, or ring the office.

If no one is getting back to you, the office is putting you off, or your landlord says outright that they will do nothing about it – you do have actions you can take, especially if it is urgent. E.G. the toilet doesn’t flush; the stove is broken; black mould is growing in your child’s bedroom and he has asthma

Check out the links below in your state or territory.

Note that Victoria now has minimum rental standards and requires rental providers to act swiftly to repair key issues.

VIC: https://tenantsvic.org.au/advice/common-problems/repairs/repairs-toolkit/

NSW: https://www.tenants.org.au

QLD: https://tenantsqld.org.au

ACT: https://www.legalaidact.org.au/tasact

WA: https://circlegreen.org.au/

SA: http://www.syc.net.au/rentrightsa/

NT: https://www.dcls.org.au/tenants-advice/

TAS: https://tutas.org.au/

Generally, a Tenants Union or Consumer Affairs Service are the places to go for help. Also, a community legal service or Legal Aid.

Money troubles

Falling behind in rent is an awful feeling but with a cost-of-living crisis and high housing costs, it happens to many people.

You may be eligible for assistance. Check below.

VIC: https://www.housing.vic.gov.au/financial-help-private-renters

PRAP (Private Rental Assistance Program) is available in Victoria and provides assistance to broker tenancy arrangements and some financial assistance for people in rent arrears. https://fac.dffh.vic.gov.au/private-rental-assistance-program-guidelines

NSW: www.service.nsw.gov.au/transaction/access-private-rental-assistance

QLD: www.qld.gov.au/housing/renting/rent-assistance

ACT: www.carersact.org.au/rent-relief-program/

WA: www.wa.gov.au/service/community-services/grants-and-subsidies/wa-rent-relief-program

SA: www.housing.sa.gov.au/private-rental/private-rental-assistance

NT: nt.gov.au/property/private-renters

TAS: www.homestasmania.com.au/Private-Rental/Private-rent-assistance

National: www.servicesaustralia.gov.au/how-much-rent-assistance-you-can-get?

4. VACATING YOUR TENANCY

Generally, there are two ways a term in a rental property ends – you are asked to leave or it’s your choice.

Notice to Vacate

When a landlord wants a tenant to move out of the property, they can either talk to the renter and reach an agreement, or give the renter notice to vacate.

If you receive a notice to vacate, you can:

  • Negotiate for a date to leave if you are happy to go, or
  • Ask for advice if you intend to challenge it or you are not sure.

Best places for advice are generally Consumer Affairs or the Tenants Union in your state or territory. There are rules landlords have to follow and these vary around the country.

These are the rules for Victoria: https://www.consumer.vic.gov.au/housing/renting/moving-out-giving-notice-and-evictions/notice-to-vacate/giving-notice-to-a-renter

Time to go

If you’ve decided to move on, and you want to move into another rental property, you can ask your agent if they have any properties you should consider. You can also ask if they would be willing to support your application elsewhere.

Your record as a tenant improves your likelihood of getting a new property:

  • Find any photos you took when you moved in and check the state of the property.
  • Return the property in a state similar to that in which you took possession. This depends a lot on how long you have lived there as normal wear and tear is the landlord’s responsibility.
  • If you have damaged the property in some way, document it (photos and what happened) and work with the agent to repair it before leaving.
  • Give it a thorough clean. If you have carpets, you don’t need to steam clean them unless it was stipulated in your lease agreement.

Take another set of photos

These are for your own records, in case the landlord decides to try and withhold some, or all, of the bond. There will be a final inspection and as the outgoing tenant, you have the right to attend. This way, if there are any issues, you have the opportunity to discuss/fix them, before you hand back the keys.

Return the keys

You can arrange to do this on site, which gives you another opportunity to check if the agent is happy and not going to make trouble over the bond, or by dropping them off at the real estate agent.

Either way, this ends your access to the property.

Bond recovery

Your bond, which should be held in a Residential Tenancy Authority account, requires both parties to have an equal say in its return. Your landlord cannot unreasonably take steps to withhold your bond, and it should be returned to your chosen account within 7 days of you returning the property.

If there are problems, seek advice from Consumer Affairs or the Tenants Union in your state or territory.

In Victoria, Anika Legal has a free “Bond Recovery Service”, if your landlord is refusing to release it. www.anikalegal.com

Making the best of your rental home

With so many of us now looking at the likelihood of renting throughout our lifetime, it’s worth considering political changes that will support longer tenures.

System change

CSMC is joining with advocates around the country to achieve changes in how housing works in Australia. Briefly, our objectives are:

  • Getting housing recognised as a human right, not just a financial asset.
  • Longer leases so tenants can live in one place through years of their children’s schooling, for example.
  • Rents that are affordable and then rise only with CPI annually so that they are predictable, and you can plan for them.
  • Guarantees that items will be repaired or replaced in a timely manner.

Our e-news will keep you up to date on our actions.

Safety and wellbeing

Your rental home can support you and your children to live well. The house you rent is your home and although there are things you cannot do as a renter, there are many you can.

Some of these include:

  • You can control who comes in and when they come. Even your agent or landlord must give you notice for required access. Anyone else enters by your invitation or in considered an intruder.
  • Creating safe and familiar spaces with items helps give both you and your children a sense of continuity even when you have to move more often than you’d like.
  • Keep routines that work for you and your children such as bedtimes, meals, games and chores. (e.g. Research shows that for some children reluctant to go to school, morning rituals with consistent and repetitive behaviours result in them having less anxiety, feeling safer, and becoming more capable of coping with uncertainty.) 
  • Create gardens in pots, indoors or outside.
  • Keep a scrapbook/photobook of the houses you and your children have lived in. Children enjoy coming up with names for previous houses.

“We lived in the little house on the hill, the mushroom house, the weird house, the house by the park, and now we live in the bird nest house.” (6 years old)

  • Meeting neighbours and finding local services is not always easy but is worth the effort.
  • Getting involved with local events, markets or Facebook groups, and making friends through your children’s school.

Accept that this house might not be permanent or ideal, but it can be a homebase and that home is wherever our family is, not the actual building. It can be fun making the house feel like a home. 

CSMC’s Housing resource was made possible thanks to the support of:

Other Stories

Share Housing

Share Housing

by | Dec 12, 2024 |

Share housing is choosing to live in a shared space with others, such as other single mothers who understand the highs and lows of raising children. It’s a way to combine affordability with a sense of community.

Emergency Housing

Emergency Housing

by | Dec 12, 2024 |

Homelessness is not just sleeping rough or in your car. It can include facing eviction because you don’t have money for rent, couch surfing, living in a tent or more.

Sign Up for our Newsletter

Subscribe to our fortnightly eBulletin

This field is hidden when viewing the form

Next Steps: Sync an Email Add-On

To get the most out of your form, we suggest that you sync this form with an email add-on. To learn more about your email add-on options, visit the following page (https://www.gravityforms.com/the-8-best-email-plugins-for-wordpress-in-2020/). Important: Delete this tip before you publish the form.
Name(Required)

Subscribe to our quarterly eBulletin

This field is hidden when viewing the form

Next Steps: Sync an Email Add-On

To get the most out of your form, we suggest that you sync this form with an email add-on. To learn more about your email add-on options, visit the following page (https://www.gravityforms.com/the-8-best-email-plugins-for-wordpress-in-2020/). Important: Delete this tip before you publish the form.
Name(Required)