I’ve been on both sides of the rental fence. I’ve applied for rentals when I was younger, and I’ve also been involved in helping family members choose tenants for their investment properties. Let me tell you, the rental application process can feel like you’re trying to get into an exclusive nightclub, except instead of a velvet rope, it’s just a stack of paperwork and a property manager who’s seen it all.
If you’re struggling to get your rental applications approved, you’re not alone. The Australian rental market can be brutal, especially in popular areas. But understanding what landlords actually look for can give you a massive advantage. Here’s what I’ve learned from both perspectives.
Proof You Can Actually Pay the Rent
This is the big one. Landlords want to know you’ve got the cash to pay rent every week or fortnight without drama. It doesn’t matter how nice you seem or how much you promise you’ll take care of the place if they think you’re going to struggle with payments.
Most landlords look for tenants earning at least three times the weekly rent. So if the place is $400 per week, they want to see you’re pulling in around $1,200 per week before tax. I know that sounds like a lot, but it’s pretty standard across Australia. This “3x rent rule” is widely used by property managers and real estate agencies, though some use a 2.5x multiplier depending on the property and market conditions.
When I was renting years ago, I had to provide payslips from my job, and nowadays most places want to see bank statements too. According to discussions on Whirlpool forums, landlords focus heavily on stable employment history and sufficient income as the primary screening criteria.
If you’re casual or self-employed like a lot of people these days, you’ll need to show consistent income over several months. Landlords get nervous about irregular income because they’re worried about missed rent payments. Fair enough, really. Their mortgage doesn’t take a holiday just because you had a quiet month.
It’s worth noting that the Australian Bureau of Statistics defines “rental stress” as spending more than 30% of your income on rent. Currently, about 17% of Australian renters are experiencing rental stress, which is why landlords are so cautious about income verification.
Your Rental History Matters More Than You Think
Have you been a good tenant in the past? That’s gold to a landlord. If you’ve got a solid rental history with references from previous landlords or property managers saying you paid on time, kept the place clean, and weren’t a pain to deal with, you’re already ahead of most applicants.
I’ve seen property managers reject applications from people with great incomes simply because their previous landlord mentioned they were difficult or left the property damaged. Once you get a bad reputation in the rental game, it follows you around like that embarrassing haircut from year 10.
When you’re filling out your application, make sure you include contact details for your previous landlords or property managers. Don’t just list them and hope for the best. Give them a heads up that someone might call them, and make sure they’re actually going to say nice things about you. If your last landlord hated you, maybe consider listing the one before that instead.
Employment Stability is Huge
Landlords love stability. If you’ve been in the same job for a few years, that’s fantastic. It shows you’re reliable and not likely to suddenly lose your income and do a runner. When I was applying for rentals in my early twenties, I struggled a bit because I’d only been in my job for a few months. Eventually, I got there, but it would have been easier if I’d waited until I had at least six months under my belt.
If you’re changing jobs frequently or you’re in a probation period, landlords get nervous. They’re worried you might not pass probation or that you’re the type who can’t hold down a job. It’s not necessarily fair, but it’s the reality of the situation.
Permanent full-time employment is the gold standard. Part-time and casual positions can work too, but you’ll need to show consistent hours and income. If you’re a contractor or run your own business, you’ll need to provide extra documentation like tax returns or accountant letters to prove your income is solid.
The Dreaded Credit Check
Here’s something that caught me off guard when I first started applying for rentals. Landlords run credit checks. They want to know if you’ve got a history of not paying your bills or defaulting on loans. If you’ve got black marks on your credit file, it can seriously hurt your chances.
I’m not saying you need a perfect credit score, but if you’ve got defaults or court judgments, you should probably explain them upfront rather than hoping they won’t notice. Landlords are more understanding if you’re honest about past financial difficulties and can show you’ve sorted yourself out.
If you’ve never checked your credit report, do it before you start applying for rentals. You can get a free credit report once a year, and it’s worth knowing what’s on there. Sometimes there are mistakes that you can get fixed, and other times you might find old debts you forgot about that you should deal with.
How Many People Want to Live There
Landlords want to know exactly who’s going to be living in their property. They’re not keen on surprise housemates appearing after you move in. When you fill out your application, be honest about how many people will be living there and list everyone over 18.
If you’re applying as a couple or group, landlords generally prefer to see everyone on the lease. It protects them and it protects you. Don’t try to sneak in extra people or fail to mention your partner who’ll be “staying over most nights.” Property managers aren’t idiots, and they will find out.
Having dependable guarantors can also really help your application, especially if you’re young or don’t have much rental history. A guarantor is someone (usually a parent) who agrees to cover your rent if you can’t pay. It gives landlords extra security, and it’s helped plenty of people get their first rental.
Pets Can Make Things Tricky
I love cats. I’ve got two of them. But I know that mentioning pets on a rental application can sometimes hurt your chances. Some landlords just don’t want pets, full stop. Others are okay with certain types of pets but not others.
One landlord on Whirlpool forums was brutally honest: “no pets, especially not a cat. Have had to deal with cat piss soaked carpets in the past and the smell is almost impossible to eradicate.” So yeah, some landlords have had bad experiences and it colours their view of all pet owners.
If you’ve got pets, you need to be upfront about it. Don’t lie on your application and then try to sneak them in later. That’s a great way to get evicted. Instead, focus on making the rest of your application so strong that landlords overlook their concerns about pets.
You can include references from previous landlords confirming your pets didn’t cause damage. Some people even provide “pet resumes” with photos and vet records to show their animals are well-behaved. It sounds a bit over the top, but in competitive rental markets, every little bit helps. One successful strategy from an application example included a cute photo of the pet and documentation showing they’re “fully house-trained and has lived in rental properties before without issue.”
Presentation of Your Application
This might sound obvious, but your application needs to be complete and professional. I’ve heard property managers complain about applications that are missing information, have typos everywhere, or look like they were filled out in a hurry.
Take your time with the application form. Answer every question properly. If they ask for supporting documents, provide them all upfront rather than making the property manager chase you for them. Include a cover letter introducing yourself and explaining why you’d be a great tenant. Make yourself sound reliable and responsible, not like someone who’s going to throw parties every weekend.
One Reddit user on a property management forum shared their perspective as a landlord: “Ultimately someone that pays their rent on time, in full, every time and has little to no impact on the property” is what they’re after. Another landlord mentioned they look for “stable employment and good rental history” above all else, and in return they “get things fixed ASAP.”
Good quality photos help too, if they’re requested. I don’t mean professional headshots, but clear, well-lit photos where you look presentable. First impressions matter, even on paper.
Being Flexible with Lease Terms
Landlords prefer tenants who are willing to commit to longer leases. If you’re only looking for a six-month lease, you might struggle compared to someone happy to sign up for 12 months or more. Moving tenants in and out costs landlords money and time, so they want people who’ll stick around.
If you can be flexible on the move-in date, that helps too. Sometimes landlords have a property sitting empty and want someone to move in quickly. Other times they might have existing tenants who need a bit longer to move out. Being accommodating shows you’re easy to work with.
The Inspection Process
When you go to an inspection, dress reasonably well and be polite to the property manager. You don’t need to wear a suit, but turning up in your rattiest trackies isn’t going to help your cause. Some property managers remember faces, and if you made a good impression at the inspection, it might just tip the scales in your favour when they’re reviewing applications.
Ask sensible questions during the inspection. It shows you’re taking it seriously and actually care about the property. Don’t ask stupid questions or point out every tiny flaw like you’re conducting a home inspection report. Property managers aren’t keen on high-maintenance tenants.
Importantly, never submit an application before attending the inspection. As one experienced renter shared on Insider Guides, doing so “can imply to the rental agent that you don’t care about the property and won’t look after it properly, or that you’re desperate for any house, regardless of what it is.” Plus, by the time the inspection happens, your application will be at the bottom of the pile.
Attending the inspection also protects you. Photos can be misleading, and you need to verify the property actually matches the listing. According to various rental advice sites, rooms often appear larger in photos than they actually are, and you need to check things like noise from neighbouring properties or building sites that photos won’t show you.
What If You’re Struggling to Get Approved
If you keep getting rejected, it might be time to reassess your approach. Are you applying for properties that are realistically within your budget? If you’re earning $800 per week and applying for places that are $450 per week, you’re going to struggle no matter how good the rest of your application is.
Consider looking at properties that have been on the market for a while. Landlords become more flexible when a place has been sitting empty for weeks. You might also have better luck with private landlords rather than going through property managers. Private landlords sometimes care more about getting a good feeling about you as a person rather than just ticking all the boxes on a checklist.
Remember you’ll need money ready for the bond and rent in advance. In most Australian states, you’ll need around six weeks’ rent upfront (typically four weeks’ bond plus two weeks’ rent in advance). Bond amounts are regulated differently in each state, so check your local requirements. If you need help with the bond, some states offer assistance through programs like NSW’s RentStart Bond Loan.
If you’re really struggling, you might need to compromise on what you’re looking for. Maybe you need to look at cheaper areas, smaller properties, or places that need a bit of work. It’s not ideal, but sometimes you need to take what you can get and then work your way up to something better once you’ve got some rental history under your belt.
Understanding the Competition
In popular areas, you’re often competing against dozens of other applicants for the same property. When I’ve helped family members choose tenants, there have been times when we’ve had 20 or 30 applications for a single property. In that situation, landlords can afford to be picky.
The reality is that some applicants will always have an advantage. A professional couple with no pets, stable jobs, and excellent references will usually beat out a student with casual employment and no rental history. That’s just how it is. But understanding this helps you figure out how to make your application as strong as possible given your circumstances.
It’s worth noting that rental bidding (offering more than the advertised rent) is now illegal in NSW, Queensland, Victoria and Tasmania. Agents can’t ask you to offer more than the listed price, though you can still choose to do so voluntarily. However, as one Reddit user wisely noted, “there’s no guarantee it’ll help” and it’s important to “know your rights before you do.”
Documents Landlords Want to See
Just to make your life easier, here’s a typical list of documents you should have ready when applying for rentals. Having all this organised before you start applying will speed up the process and make you look professional.
You’ll generally need recent payslips (usually the last few months), a copy of your driver’s licence or passport, bank statements showing you can afford the bond and first few weeks of rent, references from previous landlords or property managers, and a copy of your current lease if you’re still renting somewhere. If you’re employed, a letter from your employer confirming your position and income helps too.
Some landlords also want to see your most recent tax return, especially if you’re self-employed. If you’re on Centrelink, you’ll need to provide your payment summary. International applicants might need additional documents like work visas.
Many agencies now use online application platforms like 2Apply or 1form. These can be convenient because they let you save your information and reuse it for multiple applications. However, there’s been some pushback from renters on Reddit and ProductReview about how invasive these platforms can be, asking for extensive personal information. If you’re uncomfortable with these platforms, you can ask the agent for a paper form or to submit your application via email directly.
Final Thoughts
Getting a rental application approved in Australia isn’t always easy, but understanding what landlords are looking for puts you in a much better position. At the end of the day, landlords want reliable tenants who’ll pay rent on time, look after their property, and not cause drama. If you can demonstrate that you’re that person, you’ll improve your chances significantly.
The Australian rental market is particularly tough right now, with vacancy rates around 1.1% nationally at the time of writing. That means just 1.1% of all available rental properties are listed for rent. It’s not uncommon to see inspection queues snaking around the block, and properties being snatched up within hours of listing.
Remember that rejection is part of the process. Don’t take it personally if your application gets knocked back. As one frustrated Aussie on Reddit noted about rental competition, sometimes it’s “just bad luck or timing.” Property managers are dealing with dozens of applications for every property, and even strong candidates miss out simply because someone else was slightly better on paper or got their application in first.
If you’re really struggling to find accommodation, there are resources available. Each state and territory offers various forms of rental assistance, including bond loans and rental grants. Organisations like the Salvation Army, St Vincent de Paul Society, and Tenants’ Unions in your state can provide advice and support. The National Debt Helpline (1800 007 007) offers free financial counselling if you’re experiencing financial difficulty.
Keep applying, keep improving your application, and eventually you’ll find the right place. The rental market can be frustrating, but with a bit of preparation and understanding of what landlords want, you’ll get there. Good luck with your rental search!
