Many Hong Kong students and new immigrants encounter quite a few problems when renting in Australia. One common issue is finding desirable properties but being unsuccessful with multiple applications — the whole process leads to confusion and frustration for many. How can you ensure that your application doesn't go unnoticed and that you can rent a property more quickly and efficiently?
Why do the agents never respond? What issues might there be with my applications?
In a vibrant rental market in Australia, agents typically receive numerous applications. Most agents only process applications that meet their criteria and rarely reach out to applicants for additional information, usually not replying to unsuitable applications. Therefore, we must ensure our application materials are as complete as possible to stand out in the competition.
Ensuring complete application materials includes providing all necessary documents and information, such as income (or assets), proof of employment, identification documents, and rental history. Only then can agents have a comprehensive understanding of your application, increasing the likelihood of being selected.
Today, our colleague David will explain the screening standards that local agents have for tenants. As the saying goes: "Know thy self, know thy enemy."
David immigrated to Sydney in the 1990s. He later returned to Hong Kong for work and started his family, but moved back to Sydney with his family as the children grew up.
During his initial return, he faced various challenges in renting and buying properties. He hopes to share his experiences of living in Australia for many years to provide the most direct methods to help everyone understand the local real estate landscape. For Hong Kong residents coming to Australia, the priority is, of course, to find an ideal home. He has successfully assisted over a hundred clients in securing rentals. If you have any inquiries, feel free to contact us for a free consultation.
David Lee
Phone:
0426898168 ( Whatsapp )
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Although different agencies have varying criteria for tenant applications, the following criterias are commonly used by many agencies. We recommend that you prepare your application based on these criteria. If you can meet these conditions, it will significantly increase your chances of successfully securing a property.
4 Key Criterias for Applications to be Approved
Criteria 1 ｜ Has the tenant visited the property?
Many agencies require tenants to visit the property in person. This requirement ensures that tenants have a clear understanding of the property's overall condition, avoiding any disputes about the property's internal state after moving in. Additionally, the impression left by the tenant during the property viewing can influence whether the agent recommends the tenant's application to the landlord. Therefore, whether the tenant has viewed the property in person is an important factor in considering the rental application.
We recommend that tenants make every effort to visit the property in person if possible. During the visit, it’s beneficial to communicate briefly with the agent and try to leave a positive impression. If you cannot visit the property yourself, you can ask a friend, relative, or rental agency to visit on your behalf.
The difference between delegating to an agency and asking friends or relatives:
By delegating to a rental agency, it shows that the tenant is very serious about the rental process, which can leave a positive impression on the landlord compared to asking friends or relatives."
Criteria 2 ｜ Job and Income
Stable employment and income are factors that agents and landlords highly value. Providing recent payslips, employer reference letters, and bank statements can enhance the credibility of your application. If your income is from overseas, it may be difficult for agents and landlords to verify its authenticity and stability.
The format and standards for income proof can vary across different countries, making it a challenge for agents during the screening process. To resolve this issue, you need to provide more detailed and compelling documents to support your application.
Income Proof: Recent payslips from the past few months can demonstrate your income stability and reflect your ability to pay rent. Agents typically require that the rent does not exceed a maximum of 40% of your income.
Employer Reference Letter: A letter from your current or former employer that outlines your job stability and credibility. This is an important consideration for both agents and landlords.
Bank Statements: While not mandatory, providing bank statements can demonstrate your financial capacity to pay rent and cover living expenses, especially if you lack local employment verification or sufficient local income.
These supporting documents not only enhance the credibility of your application but also give agents and landlords a more comprehensive understanding of your financial capabilities, thereby increasing your chances of successfully renting your ideal property."
Criteria 3 ｜ Rent and Move-In Date
Landlords typically wish to rent out their properties as quickly as possible at the ideal price. When considering various applications, the proposed move-in date and rent from tenants are crucial factors. If a tenant can move in earlier, it could make a financial difference of hundreds to thousands of dollars for the landlord. Providing a reasonable rental amount and flexible move-in dates on your application can enhance your chances of approval.
Rent and Move-In Date: Tenant applications must specify the rent and move-in date. The rent listed on the agency's website is usually the landlord's ideal price. In situations with numerous tenant applications, agents will prioritize those with their offering rent equal to or above the listed amount, and also with the earliest possible move-in dates. They will only consider the remaining applications if they cannot find a suitable tenant from the top candidates.
Criteria 4 ｜ Other Reference Materials
Providing additional reference materials can make your application more complete and persuasive.
Employment Reference Check: In addition to payslips, many rental applications allow tenants to list their job positions and provide their employer's email address. The system will send an email to the employer to verify their job title, start date, salary, and other information.
Visa Documents: For tenants planning to immigrate or reside long-term, providing visa documents can demonstrate your long-term residency plans, thereby increasing the landlord's confidence.
Immigration Agent Reference Letter: If you applied through an immigration agent, a recommendation letter from the agent can further enhance your credibility, showcasing your serious attitude toward the rental process.
Rental Payment History: Most rentals in Australia are managed by agencies, which use management systems to keep records. Therefore, it is common for applicants to include their previous rental payment history (Tenancy Ledger), which agencies may also require. This record can demonstrate the tenant's past rental payment habits, including whether they paid on time and if there are any arrears.
Verification of Previous Rental History: The application process may allow tenants to provide contact information and email addresses for their previous rental agencies. The system will then send an email to these agencies to verify the information and obtain an evaluation of the tenant's past rental experiences.
Considerations for Overseas Applicants, New Immigrants, and
International Students.
Most landlords prefer renting to stable and easy-going tenants. However, from the landlord's perspective, overseas applicants, new immigrants, and international students may present more uncertainties:
Lack of local employment, income, and credit history makes it difficult to assess the tenant's future financial situation.
Uncertainty about long-term residency in Australia compared to local tenants.
Absence of local rental history makes it harder to evaluate tenant quality.
International students are often younger and may share accommodations, which poses higher risks.
Unfamiliarity with local rental laws, standards, and tenant responsibilities for property maintenance.
These factors may lead landlords to favor applicants with strong credit histories, stable local employment, and a higher likelihood of long-term tenancy.
Application Tips | For Overseas Applicants, New Immigrants and International Students
Tip 1 ：Prepare Materials, Apply Immediately After Viewing
Desirable rental properties attract many applicants, and many tenants submit applications before or on the day of the viewing. Agents want to confirm new tenants for landlords without having to conduct weekly open houses. Depending on the agent's efficiency, you might receive results on the same day as the open house! Therefore, we recommend that tenants prepare their materials in advance to submit applications at any time.
Tips 2 ：Write a Good Self-Introduction
Many people overlook the self-introduction section in the application form or are unsure of what to write. However, this section appears on the first page and is the first thing landlords see about you. A self-introduction should briefly explain who you are, why you are applying for the property, and acknowledge the landlord's concerns while suggesting ways to alleviate them. A short and sincere introduction can demonstrate your quality and sincerity, leaving a positive impression on the landlord.
Tips 3 ：Provide Additional Information if Lacking Local Employment or Income
The basic income requirement from agents is that rent should not exceed 40% of your income. Applicants without local employment or income need to prove that their assets or savings can cover the rent and living expenses during the lease term. This could include bank statements or proof of assets (property/stocks).
Additionally, the tenant's ability to reside in Australia long-term can affect the landlord's assessment. You can include your visa information (such as a visa letter) with your application. If you are an international student, providing your enrollment proof and a reference letter from your parents can clarify your ability to stay in Australia.
Recommendation letters can enhance your credibility as a tenant. You might ask your immigration agent, study abroad agency, or accountant to write a reference letter for you.
Tips 4 ：Offer to Pay Rent in Advance
New South Wales law states that agents cannot require tenants to prepay more than two weeks' rent. However, if tenants propose it voluntarily, there are no restrictions. If you lack local employment or payslips and are a new immigrant, international student, or overseas tenant, consider offering to pay several months' rent upfront (e.g. three months). This reduces the landlord's concerns and increases cash flow, making your application more attractive.
After Submitting Your Application
Call the Agent on the First Business Day After Submission: Make sure to call the agent the day after you submit your application. This shows your enthusiasm and strong interest in the property. You can also inquire about when you can expect a decision. This follow-up keeps your application top-of-mind for the agent and helps you know when to check in again.
If you follow up and learn your application was unsuccessful, try to understand the reasons behind it and adjust your application accordingly for future opportunities.
Renter's Agent – Reducing Your Stress
You don’t have to worry if you can't sumbit your application yourself. Australia has Renter's Agents (or Relocation Agents) who offer professional rental assistance. Common Realty has a 99% success rate for clients, with an average of only two applications needed per client.
Saves Time
A professional Renter's Agent can provide valuable insights and assistance during the property selection, viewing, and application processes, saving you significant time. They enhance your application to help you stand out, as landlords and agents generally view Renter's Agents as more professional and reliable.
Informed Decisions
With extensive rental experience, a Renter's Agent understands the local geography, transportation, facilities, and school districts. By knowing your needs, they can recommend suitable areas or properties, helping you make decisions that better fit your requirements and avoid unnecessary hassle.
Reduces Stress
Relocating to a new city or country is a major undertaking, with rental concerns adding to your stress. A Renter's Agent can alleviate some of this burden, providing reliable support to address rental challenges and ensure a smoother move into your new home.
Document Assistance
Renting involves a lot of paperwork and legal documents. A Renter's Agent ensures that all documents are completed correctly and submitted on time, increasing your chances of success. They can also explain the documents and Australian rental laws, ensuring you understand your rights and responsibilities as a tenant.
Local Support
Renter's Agents can also offer on-the-ground support, including short-term storage, receiving deliveries, furniture purchasing, airport transfers, and assistance with utility applications, helping you settle in more quickly.
Contact Us
For further assistance, feel free to reach out to our Common Realty Renter's Agent service.
Renter's Agent Service: https://www.commonrealty.com.au/rentersagent
WhatsApp Contact：wa.me/61426898168
We are committed to helping you find your ideal home in Australia, making your rental process easier and more efficient.
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