The rental application process in Australia
Applying for a rental property in Australia follows a broadly consistent process across all states and territories. The market can be competitive, so understanding how the process works — and knowing your rights — puts you in the best position to secure a home. In most cases you will need to inspect the property, submit a formal application, pass a reference check, and then sign a lease and pay your bond and initial rent before receiving keys.
The step-by-step process
Most rental applications follow this sequence:
- •Inspect the property at an open home or private viewing
- •Submit a completed application form with all required documentation
- •The agent conducts reference checks and verifies your identity and income
- •You receive an offer (conditional or unconditional)
- •Pay any holding deposit to secure the property while paperwork is finalised
- •Sign the tenancy agreement (lease)
- •Pay bond and rent in advance
- •Receive keys and move in
Documents you will need
Agents and landlords need to verify your identity, rental history, and ability to pay rent. Prepare these documents before you inspect so you can apply immediately:
Many agents use 1Form (1form.com.au) or Apply Online — create an account and upload all documents before you start inspecting. This means you can submit a complete application within minutes of leaving an open home.
- •Photo ID — driver's licence, passport, or Medicare card (at least one government-issued photo ID)
- •Proof of income — recent payslips (last 2–3), bank statements (last 3 months), or a Centrelink income statement if receiving government payments
- •Rental references — contact details for your current or previous property manager or landlord (private landlord references are also accepted)
- •Employment details — employer name, contact number, and how long you have been employed
- •Personal references — two referees who are not family members
- •Previous address history — at least 3 years of rental or ownership history
Application fees — prohibited in all states
It is illegal in every Australian state and territory for an agent or landlord to charge a fee to process a rental application. This prohibition applies regardless of the platform used.
If an agent asks you to pay an application fee, processing fee, or 'administration fee' to apply for a rental property, refuse and report it to your state's consumer affairs authority. This is a breach of residential tenancy legislation in every jurisdiction.
Anti-discrimination protections
Rental applicants in Australia are protected from discrimination by both federal and state anti-discrimination legislation. A landlord or agent cannot refuse your application on the basis of:
- •Race, colour, ethnicity, or national origin
- •Sex or gender identity
- •Pregnancy or breastfeeding
- •Family status or the presence of children
- •Disability or impairment
- •Age
- •Marital status
- •Religion or political beliefs
- •Sexual orientation
- •Receipt of government income (e.g., Centrelink payments) — protected in most states
Holding deposits — state-by-state rules
Once your application is accepted, some agents ask for a holding deposit to take the property off the market while lease documents are prepared. The rules on holding deposits differ significantly by state:
In Queensland, agents cannot ask for any money — including a holding deposit — before a tenancy agreement is signed. If a QLD agent asks for payment before you have signed a lease, this is unlawful.
| State | Holding deposit permitted? | Maximum amount | Returned if not proceeding? |
|---|---|---|---|
| NSW | Yes | 1 week's rent | Yes — if application rejected or tenant withdraws before signing |
| VIC | Yes (called 'holding deposit') | 1 week's rent | Yes — refundable if no lease signed |
| QLD | No | Not permitted | N/A — no holding deposits allowed before signing |
| WA | Yes | No specified limit | Refundable if application unsuccessful |
| SA | Yes | No specified limit | Refundable if no agreement reached |
| ACT | Yes | No specified limit | Must be applied to rent or refunded |
| TAS | Yes | No specified limit | Refundable if tenancy does not proceed |
| NT | Yes | No specified limit | Applied to bond/rent on signing |
Tips to make your application stand out
When competition is high, a well-prepared application can make the difference. These practical steps increase your chances:
- •Apply on the same day as you inspect — agents often shortlist in order of receipt
- •Submit a complete application — missing documents cause delays and may result in your application being skipped
- •Write a brief, professional cover letter introducing yourself and explaining why you want the property
- •Alert your referees before applying so they are ready to take a call from the agent immediately
- •If you are self-employed, provide additional evidence of income such as a tax return or accountant's letter
- •If you have pets, prepare a pet résumé (photo, vet records, breed, age) and offer a higher level of care to the garden
- •Offer to provide more identification than required — more documentation builds confidence
If your application is unsuccessful
Agents are not required to give reasons for rejecting an application, which can be frustrating. However, if you believe you were rejected due to a protected characteristic (such as having children, or receiving Centrelink), you may have grounds for a discrimination complaint. Contact your state's equal opportunity or anti-discrimination commission. You can also ask the agent for feedback — while not guaranteed, some will provide it voluntarily.
This guide provides general information based on current Australian tenancy legislation. It is not legal advice. Always verify with the relevant state tenancy authority or a qualified professional for your specific situation. Last verified: January 2026.