Aaron Bell
Athena Cocoves
The rental market in Australia has been historically tight in some regions for decades, with properties in popular areas attracting many applicants. However, as a prospective tenant you should still check the property carefully before applying or accepting a lease, regardless of the competition.
To avoid costly surprises, use this rental inspection checklist to assess the condition of a property before signing a lease.
What is a rental inspection?
In Australia, most rental properties can be viewed by potential tenants at an open or private inspection. If you are in the rental market, you have probably seen advertised inspections on a Saturday morning or Wednesday afternoon where you can peruse a property with other hopeful renters.
This 10-15 minute window alongside dozens of other renters can be overwhelming, making it important to prepare a rental inspection checklist so you don’t miss any major issues.
Alternatively, you may arrange a time to come alone with the real estate agent to check the property. Give than rental markets are still very tight, tenants may feel pressured to accept any available property. However, it’s crucial to thoroughly inspect the home to ensure it meets your needs and is in good condition.
Rights of tenants during inspections:
Rules may differ between states and territories, but your general inspection rights include:
- Right to accurate information. Renters must receive clear details about the rent, bond, lease length, and existing property issues before signing a lease.
- Right to inspect the property. Renters have the right to thoroughly check the property, including testing taps, lights, and appliances. You can also take photos (but ask permission if tenants still occupy the space).
- Right to not pay illegal fees. In most states, landlords cannot charge holding fees or request payment before a lease is signed. Be cautious of scams asking for deposits before an inspection.
Rental inspection checklist for tenants
Size
As you walk through the property, make sure it fits the advertised images and description. For example, a “two-bedroom” unit may actually be a one-bedroom with a small study.
If you and a friend are looking to share a rental apartment, this could be a dealbreaker. Similarly, a couple anticipating having children may need an empty bedroom.
Condition and cleanliness
First and foremost is the general condition of the property.
- Walls: Look for stains, cracks, peeling paint or water damage.
- Mould: Inspect bathrooms, the kitchen, ceilings and window frames.
- Pests: Check kitchen cupboards for cockroach droppings or signs of rodents.
These issues not only affect your living conditions and the quality of your day-to-day life, but could also lead to disputes at the end of your lease if they go unreported before moving in.
Storage
Storage is often limited in modern apartments. Check for:
- Built-in wardrobes in bedrooms
- Kitchen storage (cupboards, pantry space)
- Linen closets
- Garage or shed storage (if applicable).
For example, if you’re a tradie, a lock-up garage may be essential.
Water and drainage
- Turn on all taps and check for leaks.
- Test the shower pressure — low pressure could indicate plumbing issues.
- Look under sinks for signs of water damage.
- Check if a washing machine is provided — many rentals do not include one.
Windows, doors and flooring
- Open and close all doors and windows to check for damage or faulty locks.
- Look for carpet stains, floorboard scratches, or broken tiles.
- Check for draughts that could increase heating/cooling costs.
While minor wear and tear may not be a dealbreaker, take photos of any issues before moving in to avoid liability later.
Air conditioning and heating
Depending on your location, having working air conditioning or heating is essential. Check that the system is functional, especially in extreme climates.
Location and security
Rental ads focus on the property itself, but the surrounding area matters too. Check for:
- Street parking availability (if no allocated space).
- Privacy from neighbors or main roads.
- Proximity to public transport, shops, schools, and parks.
- Security features, like deadlocks, window locks, security screens.
Small fittings
- Test light switches and electrical outlets.
- Check that cupboard doors and drawers open smoothly.
- Make sure all door handles and locks work properly.
Appliances
For low-income earners or students, check to see what appliances are in-built. Many rentals do not come with a washing machine, dryer, or microwave, for example, and needing to buy one or more of these could add considerably to your up-front costs.
Similarly, if no built-in wardrobes are present, you may need to buy extra storage, such as a clothes rack or drawers.
How much notice does a landlord need to give for an inspection?
Once you move in, your landlord or agent may schedule routine rental inspections to check the property’s condition. By law, tenants must receive proper notice before these inspections, except in emergencies or urgent repairs.
Notice periods for routine inspections vary by state:
- NSW: 7 days’ notice, max four times per year.
- VIC: 7 days’ notice, once every six months (not within the first three months).
- QLD: 7 days’ notice, max four times per year (once every three months).
- WA: 7-14 days’ notice, max four times per year.
- SA: 7 days’ notice, max four times per year.
- TAS: 24 hours’ notice, once every three months.
- ACT: 7 days’ notice, only twice per year.
- NT: 7 days’ notice, once every three months.
Landlords must conduct inspections at reasonable times and cannot enter without notice unless it’s an emergency. If you believe your rights are being violated, check your state’s tenancy authority.
For more detailed rental laws, see state and territory legislation below:
- NSW Fair Trading
- Victoria Consumer Affairs
- QLD Residential Tenancies Authority
- Western Australia
- South Australia government
- Tasmania
- Australian Capital Territory
- Northern Territory Consumer Affairs.
About the Author
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