Renting For International Students and New Arrivals
New to Australia? Every Country Has Different Rules and Expectations. Learn What is Expected of You
New Country-New Rules
Finding a rental property for someone who is new to the country is one of the most challenging endeavors you will undertake!
Here is some insider information about the process of applying for a rental property.
The information provided on this website is based on my own experience. I moved to Australia from Europe as an immigrant, with no rental or employment references from Australia while I was a student. Student accommodation was costing me a fortune. Twenty-three years later, after wearing many different hats—as a tenant, investment owner, and property manager—I have worked across three states in Australia, holding various positions at three different real estate agencies. I consider myself an expert in this field, not because my IQ is high, but because my life experience has equipped me with the practical knowledge to assist you in successfully applying for a rental property.
Why is it so Difficult?
Unfortunately, for the property owner and their agent, interstate students and immigrants are considered as a high-risk tenant because of their inability to provide the same information about themselves as someone who has been living in this country for a long time.
For property owners, rental income generated from their investment property is the return on investment and by choosing a rental application they focus mainly on security and stability of the prospective tenant who is to pay the rent.
What you need to learn?
You need to be aware that an inspection is your interview, the same type as you have for a job!
The Property Manager’s job of helping to choose a successful tenant starts during the inspection. It is not only their job to show you the property, but to observe and assess you to provide feedback to the owner on your behaviour, appearance and communication skills.
There are seven areas a Property Manager will focus on during your first face to face encounter. The reason behind is not superficial or judgmental. A Property Manager’s role is like a detective who is trying to find out the following:
Are you trustworthy?
Will you be looking after the property with the minimum wear and tear?
Will you be paying your rent on time?
Will you be a good and long term tenant?
Are you a tenant who is easy to deal with and communicates well?
Are you a tenant who is not too demanding?
Are you a tenant who is not a time waster?
The unspoken do's and don'ts you must know about
What is your level of English? Can you communicate with ease, or do you wish you could do better? If you consider yourself fluent in English, good for you! The next few sentences will not relate to your situation.
However, if your English is basic or your accent is strong, you will want to bring to the house inspection an English-speaking friend who will be doing the talking. It is a must! If the Property Manager is struggling to understand you during your first, face to face encounter, they will anticipate ongoing communication problems and will consider you as a difficult tenant. The majority of conversations related to managing a rental property are done over the phone. Once the phone negotiation is finished, an email will follow up confirming, in writing, what was discussed over the phone for the record.
It takes twice the time to come to an agreement over the phone with a person who is not fluent in English. Please remember that Property Managers have very limited time and if they can anticipate that you may be a time waster, they will not recommend your application to the owner of the property.
Communication with the Property Manager
The best way to communicate with a Property Manager during the inspection is to be brief with your questions and not waste anybody’s time.
All basic information regarding the property and location are available in the advertisement. Get familiar with it before going to an inspection and do not ask, how much the rent is. This information is available online!
If you think that the property is suitable, then do not leave before chatting with the agent. Give her/him brief feedback. Tell the Property Manager why you like this particular property.
If the property is not suitable, that’s ok, but do not leave without a quick chat with the Property Manager, just say that it is simply not suitable, but you are happy to inspect another property the agent may have on the market. Do not leave the Property Manager guessing.
Should the Property Manager be busy talking to someone else, do not interrupt, wait patiently for your turn.
Speak directly, clearly, confidently and act as if you know you have already been chosen as the tenant, but be kind, polite and show appreciation for the agent’s time
Show your attention to detail
If you notice that the property has a large garden, tell the leasing agent that you love gardening or have a friend who is landscaper or gardener and the best time to spend together is in the garden
If you notice leaking taps or cracked tiles, you can casually mention that you are very handy and love fixing things in your free time
Do not point out what is wrong with the house during the inspection, even if you notice imperfections, things which required attention or fixing. It is not the right time for complaints. Wait until you rent the property
Do not stay at the property too long. Don’t stay longer than everyone else as the Property Manager has only a very short and limited time.
Act calmly, light-hearted, and easy going. Do not show your desperation, anxiety, depression or stress. Even if you are desperate, anxious, depressed or stressed, hide it for the time of inspection, bury it deep inside yourself, you can do it. Your family future depends on it!
Imagine that you are an actor playing a prospective tenant in a new movie. This is your chance to win the Oscar Award
Inspect the property solo if possible
Avoid coming with all your potential flatmates to the inspection! If they are keen to view the property, they can book the inspection in their own name and come as a separate group and keep distance from each other during the inspection. Do not get in to a group discussion about the property benefits and disadvantages in front of the Property Manager! You can do this later.
Another option is to have a maximum of two people coming and taking video/photos of the property for the people who are absent. Make sure that you ask the Property Manager if it is allowed. General rule is that if the property is vacant taking photos/video is allowed, but if the property is tenanted, due to the privacy legislation, using digital means will not be allowed.
Keep your numbers small
If you have a large family, do not bring everyone with you, as mentioned – two people is an optimal number.
Try to avoid taking all your children with you. If you have no other option, take only one, the next question is which child to choose?
If possible, chose a school aged child, the school uniform evokes positive association, such as respect, responsibility, knowledge, and wisdom.
You also want your child to make a good first impression! So, make sure to take the one which is the best behaved, well-spoken and has good manners.
If you do not have a child which meets the above discerption in your household, ask your neighbour to borrow their child😊
Do you have an attractive or charismatic friend? Ask him/her to come with you. The agent will remember you easier. If you yourself are strikingly good looking, just bring yourself😊.
Dress Code
Unspoken dress code for the inspection is neat and casual attire, sometimes called smart casual. It means to wear clothes that are relaxed, yet tidy and presentable, less formal than traditional business attire, but it still presents a refined and professional image. If this is not available, wear your everyday clothes, but make sure it fits your size well, ironed, cleaned and unstained.
Do not dress strangely, extravagantly, or too plain. You want to be noticed, but only for the good reasons.
The main thing is to feel good and comfortable in your clothes. Look in the mirror and ask yourself, am I feeling good about myself? If the answer is YES, then you are ready to go.
The other option is to wear a work uniform, if available, this will evoke respect.
If you are a woman and want to wear high heel shoes, no problem, but only if you know how to walk in them! Do you feel comfortable and confident in your high heels? Go for it!
If you do not, just make sure your shoes are clean and not showing wear and tear.
Always ask the Property Manager before entering the property if you should take your shoes off. This shows you are respecting and caring for a property
Hair and Make-up
Your hair and make-up are also important. Make sure you wash and brush your hair before showing up to the inspection. For a male, shaving is important, and if you are wearing a long beard, then make sure you trim it.
If you are a woman, make-up is a must, but not over do it! You are not going to a party, no bright lipstick is needed, choose something natural.
Do not wear sunglasses, take them off before you are entering the property so you can look the Property Manager straight in the eye. Direct eye contact indicates that you are an honest person and have nothing to hide.
Cover your tattoos and remove face piercing, just for the time of the inspection.
Body Odour
Do you know that if you have your last cigarette or a can of beer even two hours before the inspection the Property Manager will smell it on your breath?
Do not smoke or drink alcohol before attending the inspection!!! You really need to restrain yourself if your care about securing a home for your family.
Wash your hands and teeth. A smoker can be recognised by the yellow stains on their teeth and fingers.
It is important to know that if you are a smoker nobody will want you to rent his property. It is because the cigarette smell will remain in the paint, curtains and the carpet long after you move out and it will be harder to rent the property to a new tenant.
If you must wear a perfume then use a small amount of a subtle smell. Do not use a strong powerful perfume as it may remind the Property Manager of someone who she/he doesn’t like who wore the same perfume. You don’t want to create a bad association.
Be on time
Punctuality is common courtesy. Holding an open house is quite stressful and agents are sometimes on their own which means they are very busy on the day.
If you’re ready and waiting when they arrive, they might remember these good manners when the time comes to choose a tenant.
Follow up
If you’ve submitted an application and you haven’t heard anything 48 hours later, send a follow up to the agent.
Let them know you’re very interested in the property and that you’re happy to provide any additional information or references they might need.
They may well be deciding between you and one other candidate, and if they receive a pleasant message from you, that might be enough to swing the contest in your favour.