Renting: bond, leases and bills
Renting is run by each state, so the rules depend on where you live. The broad shape is the same: a bond held by a government body, a written lease, and a cap on how often rent can go up.
In 30 seconds
- Your bond (deposit) is usually up to 4 weeks’ rent, and the landlord must lodge it with the state bond authority, not keep it
- Rent can only go up once every 12 months in NSW, Victoria, Queensland, WA and SA
- You set up electricity, gas and internet yourself. Compare plans on the government comparison sites
Cash to move in
Expect to pay the bond plus some rent in advance. On a A$650-a-week home with a 4-week bond and 2 weeks’ rent, that is A$3,900 (about £2,050) before furniture. The moving fund calculator adds it up.
Bonds and rent in advance by state
The bond is your security deposit. In every state below it is held by a government body and paid back at the end, minus any agreed claims.
| State | Maximum bond | Held by | Rent in advance |
|---|---|---|---|
| NSW | 4 weeks’ rent | NSW Fair Trading, via Rental Bonds Online | Up to 2 weeks |
| VIC | One month’s rent (usual cap) | RTBA (Residential Tenancies Bond Authority) | Not more than one month |
| QLD | 4 weeks’ rent (since 30 September 2024, whatever the rent) | RTA (Residential Tenancies Authority), lodged within 10 days | 2 weeks periodic; 1 month fixed term |
| WA | 4 weeks’ rent (unless rent is over A$1,200 a week), plus a pet bond up to A$350 | Bonds Administration, lodged within 14 days | Up to 2 weeks |
| SA | 4 weeks’ rent if rent is A$800 a week or less; 6 weeks above that | CBS (Consumer and Business Services), lodged within 2 weeks (4 weeks for agents) | Up to 2 weeks |
Fees you shouldn’t pay. In NSW you can’t be charged for background checks, viewings, preparing the lease, your first set of keys or a pet bond. The only allowed costs are a holding fee (up to one week’s rent, after approval), the bond, rent, and a registration fee for leases of 3 years or more. Victoria bans rent-tech platforms from charging application or rent payment fees. In NSW, landlords must offer a free way to pay rent, such as bank transfer.
The lease and condition report
Leases are on a standard state form. Many start as a fixed term, often 6 or 12 months, and then roll on as a periodic (month-to-month style) agreement. At the start you get an entry condition report describing every room. Check it carefully, add anything missed, add dated photos and return it by the deadline. It is your main evidence when you claim the bond back.
Rent increases
| State | How often rent can rise |
|---|---|
| NSW | Once a year, for all leases, since 31 October 2024 |
| VIC | Once in 12 months; at least 90 days’ written notice (60 days before 25 November 2025) |
| QLD | Once every 12 months, since 1 July 2023 |
| WA | Once every 12 months |
| SA | Once in 12 months, since 1 July 2024 |
During a fixed term, rent can usually only rise if the lease allows it. Rent bidding (inviting offers above the advertised rent) is banned in all five states.
Pets
| State | The rule |
|---|---|
| NSW | Since 19 May 2025, landlords can only refuse a pet for set reasons |
| VIC | Ask on the official form. To refuse, the landlord must apply to VCAT (the tribunal) within 14 days, or consent is assumed |
| QLD | Ask on Form 21. The landlord has 14 days and can refuse only on listed grounds, or it counts as approved |
| WA | Ask first. The landlord has 14 days or it’s approved; refusal needs a listed reason. Pet bond up to A$350 |
| SA | Since 1 July 2024 you can keep a pet with approval and reasonable conditions |
Ending a lease
- NSW: 21 days’ notice to end a periodic lease, or 14 days’ notice to leave at the end of a fixed term
- NSW: breaking a fixed term of 3 years or less early costs a set fee of 4 weeks’ rent in the first quarter, falling to 1 week in the last quarter
- Other states set their own notice periods and break costs: check your state body before giving notice
- At the end, the landlord and you agree the bond refund through the state body. Disputes go to the state tribunal, for example RDRV (Rental Dispute Resolution Victoria) in Victoria
Connecting electricity, gas and internet
Unlike some UK lets, bills are rarely included. You choose and contact the suppliers yourself, ideally a week before you move in.
- Compare electricity and gas offers on Energy Made Easy, the free government site for NSW, Queensland, SA, Tasmania and the ACT
- In Victoria, use Victorian Energy Compare, the state government’s free tool
- In Perth and the south-west of WA, Synergy supplies households; Horizon Power covers regional and remote WA
- Check the address on the NBN Co website, then order a plan from a phone and internet provider (you can’t buy from NBN Co direct): see Phone and internet
- Get contents insurance: the landlord’s insurance doesn’t cover your things
What to do next
- Check the bond and rent-in-advance rules for your state
- Fill in the entry condition report with dated photos
- Compare energy plans on the government comparison site before moving in
Moving fund calculatorOpen →
- NSW Government: Costs at the start of a residential tenancy
- NSW Government: Smart Rental Bonds is here (Aug 2026)
- NSW Fair Trading: Changes to rental laws
- Victoria Legal Aid: Renting
- Consumer Affairs Victoria: Rent increases
- Victorian Government: Strengthening rights for renters
- VCAT: New laws about pets in rental properties
- Residential Tenancies Authority (QLD): Rental bond
- Residential Tenancies Authority (QLD): Rental law changes
- Consumer Protection WA: Rental bonds
- Consumer and Business Services SA: Bonds FAQs
- SA.GOV.AU: Rent and bond payments
- Energy Made Easy (Australian Energy Regulator)