The hard part of a first lease is not the rent. It is the money you need before you have keys, and knowing what an agent is entitled to ask for and what they are not.
What you need before you have keys
1
Rent in advance and bond, usually paid at lease signing.
2
Utility connection fees for electricity, gas and internet.
3
Moving costs — a van and two friends, or a removalist if you are going further.
4
Whitegoods and furniture, if the property is unfurnished.
5
A buffer. Something in the first month always costs money you did not plan for.
Applying for a lease
Applications are assessed on whether you can pay, whether you have rented before, and identity. Have the documents ready before you inspect, because good properties go quickly. But there are limits on what you can be asked for.
1
Photo ID and enough secondary ID for the agent’s identity check.
2
Proof of income: recent payslips, a letter of employment, or a scholarship or Centrelink statement.
3
Rental history if you have it. Without it, a personal or employer reference is the usual alternative. A guarantor is one possible arrangement some landlords accept — it is not a standard requirement.
4
Evidence you can cover rent and bond. You do not have to hand over unrestricted financial records.
YOUR PRIVACY AS AN APPLICANT
Some jurisdictions limit what a rental application can ask. Victoria requires a prescribed application form and restricts the information that can be requested, including detailed bank transaction records (
Consumer Affairs Victoria). Check the rules for your state before sharing anything beyond what is needed.
Bond and the condition report
In most states and territories the bond is lodged with a government authority, not held by the agent. The Northern Territory is different: there the landlord or agent holds the deposit in trust (NT Government). Whoever holds it, keep the receipt or bond number.
A clean property does not by itself guarantee a full refund. Valid claims can include unpaid rent or other amounts the tenancy law allows, not only damage. Fill in the entry condition report yourself, photograph everything, and return it within your jurisdiction’s deadline — NSW gives seven days, Victoria five business days, and others set their own. Our bond guide covers the rest.
Read the lease before you sign, especially the notice period, who pays for water, and any cleaning clause. A clause requiring professional cleaning is not automatically enforceable; it depends on your jurisdiction. If something looks wrong, your state tenancy authority answers questions for free.
Utilities and the first week
1
Arrange electricity and gas from your key date, and take a meter reading the day you move in. Whether you connect water yourself depends on your state and the agreement.
2
Internet can require several weeks to arrange. Check availability and installation timing early with your provider.
3
Check the smoke alarms work and tell the agent in writing if they do not. Responsibility for alarms is set by your jurisdiction, and in NSW it stays with the landlord.
4
Find the fuse box, water shut-off and hot water switch before you need them at 11pm.
5
Set up rent as a scheduled transfer under your own name and keep the receipts — this becomes the rental history the next application asks for. Diarise the notice date on your lease.
OFFICIAL SOURCES
General information only, not legal or financial advice. Rules differ between states and territories and change over time. Check the source for your jurisdiction before you act on anything here.